Home inspection with snow?

Inspect what you can; defer the rest. A foot of snow hides the roof and the grading (how water flows away from the house). Have the inspector check the attic for leaks and signs of moisture. For the exterior, include a contingency or escrow holdback in the contract that allows for a follow-up roof/foundation inspection once the snow melts. Never just "assume" it's fine.

This is actually more common than people realize in winter markets. If the roof couldn’t be fully inspected due to snow, you absolutely have options. One approach is requesting an inspection contingency extension specific to the roof once conditions allow for proper evaluation. Another option is negotiating a holdback in escrow until the roof can be inspected after snow melt. The key is addressing it before removing contingencies. You don’t want to waive protections on something that hasn’t been fully evaluated. Every contract and state handles this differently, so it’s important to structure it correctly. If you’d like to talk through your specific offer terms, I’m happy to help you think through the safest way to protect yourselves while keeping the deal together.

Snow-covered roofs are very common in winter inspections, and inspectors often won’t walk them for safety reasons. That doesn’t automatically mean you’re unprotected — but you do need to think ahead. In many markets, buyers address this by: • Requesting documentation on the age of the roof • Asking for prior inspection reports or repair records • Including language that allows for further evaluation once conditions permit • Having the roof evaluated from the attic during the inspection (signs of leaks, staining, moisture, etc.) Whether you can add a clause depends on timing and your contract. If you’re already under contract, any changes would need to be agreed to by both parties in writing. The safest approach is: • Speak with your real estate agent about local contract options • Review your inspection contingency language • Consider a licensed roofer evaluation when weather allows Most contracts are structured around “known and observable conditions,” so clarity upfront is important. Snow-covered roofs are common in winter inspections. Buyers often protect themselves by reviewing roof age, checking the attic for signs of leaks, and discussing follow-up evaluation once weather permits. Any added protection would need to be agreed to in writing by both parties.

Typically in Wisconsin home inspections are performed after an offer is accepted. You certainly can propose a clause in your offer via an amendment, but the seller would need to agree to that change (amendment) to the terms of your offer.