When Home Inspections Uncover Issues: A Practical Guide for La Crosse Area Homebuyers

Whether you’re buying in La Crosse, Onalaska, Holmen, West Salem, or anywhere in the Driftless Region, the home inspection is one of the most critical stages of your transaction. It’s the buyer’s chance to verify the home’s condition, reveal previously unknown issues, and decide whether to move forward — or negotiate changes to the contract.

But what happens when the inspection report comes back with problems?
What if the well test fails?
What if a radon reading comes back high?
What if the septic system is nearing the end of its life?

This guide walks you through exactly what to do next, what your legal and strategic options are, and how a skilled Realtor like Julie Delap helps you navigate everything with confidence.

Types of Inspections — and Why They Matter

Different properties require different inspections, and each one can reveal issues that influence your negotiation strategy.

1. General Home Inspection

This covers major systems: electrical, plumbing, HVAC, roof, foundation, appliances, windows, and more.
Common findings include:

• Roof deterioration

• Furnace age or safety concerns

• Electrical panel issues

• Leaking pipes

• Windows at end-of-life

• Safety issues like missing railings or GFCIs

2. Septic Inspection

Important for rural and unsewered properties.
Possible issues:

• Failing drain field

• Substandard tank

• Evidence of backups

• Non-compliant system for today’s code

3. Well Inspection & Water Testing

This verifies the water quality and functionality of the private well.
Findings may include:

• Contaminants (bacteria, nitrates)

• Low water pressure

• Pump problems

• Aging or undersized system

4. Radon Testing

Radon is common in the Driftless Region because of our karst topography.
Anything 4.0 pCi/L or higher is considered elevated and typically requires a mitigation system.

5. Pest/Termite Inspection

Especially important for older homes, river-adjacent areas, and properties with wood structures.
Issues could include:

• Termite activity

• Carpenter ant damage

• Rodent infestation

• Wood-rot caused by moisture

Your Four Main Options After Inspections

Buyers typically have four reasonable paths forward, depending on the issues uncovered and the overall deal.

Option A: Ask the Seller to Cure the Defects

This is the most common path. You identify specific items you want the seller to fix prior to closing.

Examples include:

• Repairing electrical safety hazards

• Fixing plumbing leaks

• Adding GFCI outlets

• Replacing a failing water heater

• Installing a radon mitigation system

• Treating and repairing termite damage

Pros:

• Repairs are done before you move in

• You get peace of mind

• Often the seller will hire licensed professionals

Cons:

• Sellers may push back on cosmetic or minor issues

• Timing can be tight depending on contractors

• You rely on someone else’s choice of contractor/materials

How Julie Helps:
Julie advises you on which items are reasonable to request under local norms and which are unlikely to be approved — saving you time and helping you stay competitive in a seller’s market.

Option B: Request a Credit at Closing

Instead of repairs, you can ask for money back at closing to offset the cost of future work.

Examples:

• $5,000 credit to replace aging windows

• $1,200 credit instead of adding GFCIs

• $2,000 credit for a radon system

• $7,500 credit for septic repairs

Pros:

• You control the contractor

• Work is done to your standards

• Faster closing — no waiting for repairs

Cons:

• Credits must be allowed by your lender

• You’ll handle repairs after you move in

• Requires estimating repair costs accurately

How Julie Helps:
Julie provides real-world guidance on typical costs in the La Crosse area, helps you request realistic credit amounts, and ensures that the credit complies with your loan program.

Option C: Move Forward Without Requesting Anything

Sometimes the issues found are normal for a home of that age or price point.

Examples:

• Minor settling cracks

• Older, but functioning furnace

• Cosmetic wear and tear

• Minor grading concerns

• Slightly high radon levels when you plan to mitigate later

Pros:

• Keeps your offer strong

• Avoids slowing the transaction

• Ideal for competitive bidding situations

Cons:

• You absorb future repair costs

• No contribution from the seller

• Unexpected expenses may arise sooner than planned

How Julie Helps:
Julie gives honest insight on what is typical vs. concerning for homes in the Driftless Region so you can feel confident not overreacting to common findings.

Option D: Cancel the Transaction

If major or expensive issues appear — especially with septic, foundation, or water quality — walking away is sometimes the best financial move.

Reasons buyers might cancel:

• Failing septic requiring full replacement

• Well contamination that cannot be corrected

• Structural instability

• Major mold findings

• Pest damage requiring reconstruction

• Radon far beyond acceptable levels where mitigation is unclear

Pros:

• You avoid inheriting a money pit

• Inspection contingencies protect your earnest money

• You can restart your search with better information

Cons:

• Emotional disappointment

• Lost time and momentum

• You may need to restart the home search in a low-inventory market

How Julie Helps:
Julie explains your contractual rights clearly, coordinates with the listing agent, and ensures you cancel correctly so your earnest money is protected.

How Julie Delap Guides La Crosse Homebuyers Through Inspection Challenges

A strong agent makes the inspection phase dramatically less stressful. Julie guides buyers by:

✓ Reviewing the full report with you

She helps you interpret the severity of issues and what’s normal for the home’s age.

✓ Recommending which items are worth negotiating

Julie balances buyer protection with keeping your offer competitive.

✓ Drafting a clear, persuasive inspection amendment

Her negotiation experience helps maximize your chances of seller cooperation.

✓ Coordinating follow-up inspections, quotes, or second opinions

Especially for septic, well, or electrical issues.

✓ Ensuring repairs are completed and documented correctly

Photos, receipts, licensed contractors — all managed properly.

✓ Protecting your earnest money

If the deal becomes risky, Julie guides you through legal cancellation procedures.

When you work with an experienced La Crosse, Onalaska, Holmen, or West Salem Realtor like Julie Delap, you never have to navigate inspection problems alone.