Selling in Hudson comes with a few local curveballs. River proximity can mean flood questions. Rural parcels often have wells and septic. Wisconsin also ranks higher for radon risk. If you want fewer surprises and stronger offers, the smartest move is to tackle a short list of pre‑inspection priorities before you go live.
This guide walks you through what to check first, why it matters in St. Croix County, typical timelines and costs, and how to assemble documentation buyers and lenders ask for. You will see a simple 6‑week plan you can follow to protect your net and keep your closing on track. Let’s dive in.
Why these items matter in Hudson
In our market, four items tend to trigger buyer repair requests or lender conditions: radon, roof condition, private wells and POWTS, and floodplain documentation. These can affect insurability, financing, and buyer confidence. When you handle them early, you reduce the chance of last‑minute addenda or price concessions.
Hudson listings vary. In‑town homes may be on municipal utilities, while many nearby rural properties rely on a well and POWTS. River‑adjacent parcels can sit near FEMA flood zones, which leads to requests for elevation and insurance information. Planning ahead gives you time to test, fix small issues, and package clean documentation.
Start with radon testing
Wisconsin has higher radon potential than the national average. Buyers, and sometimes lenders, expect a test result below 4.0 pCi/L or a mitigation plan. A short‑term professional test usually runs 2 to 7 days in the lowest livable level of your home.
- Hire an NRPP or state‑certified professional for testing.
- If results are 4.0 pCi/L or higher, gather mitigation quotes right away and consider installing a system before listing or offering a credit.
- Typical costs: $100 to $300 for a professional test; $800 to $3,000 for mitigation. The EPA radon guidance outlines testing steps and typical mitigation ranges.
For additional Wisconsin‑specific information on testing and mitigation, review the state radon program.
Verify roof condition
Roof issues are high‑cost and visible, which is why they often drive buyer concerns. A professional roof inspection can flag loose shingles, compromised flashing, damaged vents, and attic ventilation problems that cause ice dams in winter.
- Schedule a licensed roofer or a certified home inspector for a written roof report with photos.
- Complete quick repairs before photos, such as sealing flashing, securing loose shingles, and cleaning gutters.
- If the roof is near end of life, get estimates and decide whether to replace or disclose and price accordingly.
- Typical costs: $100 to $400 for an inspection; $100 to $1,000 for minor repairs. Full replacement varies by size and materials.
Having receipts and a clear condition summary helps prevent surprise addenda after a buyer inspection.
Test private wells and check POWTS
If your property uses a private well, most buyers ask for recent water testing. They often look for bacterial and nitrate results from a certified lab. Many also want basic information on pump age, visible components, and maintenance.
- Confirm your water source and disclose it correctly.
- For wells, test for coliform and E. coli bacteria and nitrates, and consider local concerns like iron, manganese, or arsenic if relevant.
- Provide a lab report and any well maintenance records.
- Typical timing is less than one week for sampling and lab results, and $30 to $150 for common panels.
For properties on a POWTS, learn the system type, age, and maintenance history. St. Croix County may have inspection or disclosure requirements at transfer, so contact county zoning or land and water early.
- Consider a DSPS‑licensed POWTS inspection before listing so you can address issues or provide a compliance report.
- Plan for a few days to two weeks for inspection and reporting, depending on scheduling.
- A pre‑sale evaluation typically costs several hundred dollars, with repairs varying widely.
Confirm floodplain status and documents
Hudson’s proximity to the St. Croix River means flood risk varies by parcel. If your property sits in a FEMA Special Flood Hazard Area, lenders commonly require flood insurance and buyers will want documentation.
- Use the FEMA Flood Map Service Center to check your flood zone.
- If in or near a mapped floodplain, locate or order an Elevation Certificate. A surveyor may need a few weeks to complete this.
- Gather any flood insurance policies, recent claims, and records of flood‑proofing or mitigation work.
- Make a clear disclosure about known flood risk or past events.
Early documentation often shortens underwriting and builds buyer confidence.
A simple 6‑week plan
Follow this checklist to get market‑ready without rushing:
- Week 6
- Order a roof inspection and complete minor, visible fixes.
- Confirm your water source. If you have a well, schedule water testing and collect maintenance records.
- Contact St. Croix County zoning or land and water to learn any POWTS transfer requirements for your parcel.
- Check your FEMA flood zone.
- Weeks 4–5
- Run a professional radon test.
- Schedule a POWTS inspection if recommended or required.
- If in a flood zone, start the Elevation Certificate process or retrieve an existing certificate.
- Weeks 2–3
- Finish agreed repairs and keep all receipts.
- If radon is elevated, schedule mitigation or secure quotes for disclosure.
- Assemble your documentation packet for buyers.
- At listing
- Share relevant reports or summaries per MLS and legal disclosure rules to reduce back‑and‑forth later.
What to include in your packet
Create a clean folder of documents buyers and lenders commonly request:
- Radon test report and, if applicable, mitigation system information or quotes
- Roof inspection report with photos, plus repair receipts or warranties
- Water testing lab results and any well service records
- POWTS inspection or compliance report, plus pumping and maintenance history
- FEMA flood map printout, Elevation Certificate if available, and flood insurance policy or quote
Having these ready to go signals a well‑cared‑for home and can help your agent negotiate with confidence.
Repair now or offer a credit?
Not every item needs a pre‑listing fix. If mitigation, replacement, or compliance work would delay your launch, you can disclose the issue and offer a credit. This often works for roofs near end of life, elevated radon when a system can be installed quickly after closing, or minor well water concerns that have clear remedies.
On the other hand, health and safety items, or anything likely to affect financing, should be handled early when possible. Your choice depends on timing, contractor availability, and your pricing strategy.
Budget and timing at a glance
- Radon: 2 to 7 days for testing, $100 to $300; mitigation usually $800 to $3,000. See EPA radon guidance for details.
- Roof: 1 day for inspection, $100 to $400; minor repairs 1 to 14 days, $100 to $1,000; full replacement timeline varies by season and scope.
- Well testing: Under one week for sampling and results, $30 to $150 for common panels.
- POWTS: Inspection and report in a few days to two weeks; costs vary by system and findings.
- Flood docs: Map lookup is immediate; Elevation Certificate may take weeks if surveying is needed.
These ranges help you plan your calendar and cash flow so you can go to market with fewer unknowns.
Avoid common inspection addenda
Local patterns show a few findings recur on buyer reports. Address these upfront to avoid renegotiation:
- Radon above the action level with no mitigation plan
- Roof leaks, aging shingles, or patchwork without documentation
- Positive well tests for coliform or high nitrates, or an aging pump
- POWTS issues such as a failing drainfield or noncompliance
- Property located in a flood zone with no elevation or insurance documentation
- Bonus checks: basement moisture, older electrical components, and HVAC age can compound concerns if the main items are unresolved
How we support your pre‑inspection plan
You do not have to manage this alone. Our team coordinates certified testing, lines up trusted local contractors, and organizes your documentation so buyers get clear answers fast. We also help you decide when to repair, when to credit, and how to price findings into your strategy to protect your net.
If you are weighing a winter listing, we pay special attention to roof ventilation and ice‑dam indicators, then sequence photos and showings to highlight your home’s strengths.
Ready to list with fewer surprises and stronger leverage? Request Your Complimentary Home Valuation with the Platinum Real Estate Team, and we will build a custom pre‑inspection plan for your Hudson home.
FAQs
What should Hudson sellers test first for radon?
- Start with a professional short‑term test in the lowest livable level. If results are 4.0 pCi/L or higher, get mitigation quotes and consider installing a system before listing.
How do I check if my Hudson property is in a flood zone?
- Use the FEMA Flood Map Service Center to look up your parcel. If the map shows a Special Flood Hazard Area, gather an Elevation Certificate and insurance documentation.
What water tests do buyers expect for a private well?
- Most buyers want certified lab results for coliform and E. coli bacteria and nitrates, plus any local concerns. Include maintenance records and pump information.
Do I need a septic (POWTS) inspection before selling in St. Croix County?
- Requirements vary by parcel. Contact St. Croix County zoning or land and water to learn transfer obligations, and consider a DSPS‑licensed evaluation to confirm compliance.
When should I replace a roof versus offer a credit?
- Replace if there are active leaks or safety issues, or if the roof is near failure. If timing is tight, disclose the condition, share inspection findings, and offer a credit with clear estimates.
How long does the pre‑inspection process take before listing?
- Plan for about 4 to 6 weeks to complete testing, minor repairs, and document gathering so you can launch with fewer contingencies.
