Key Sections of the WB-11

Agency Identification — Line 1

The very first line of the WB-11 identifies who the agent drafting the offer represents — seller agency, buyer agency, or dual agency. This matters because clients and customers have different rights under Wisconsin law. A buyer who is a client of the agent has different protections than a buyer who is simply a customer of the seller's agent. If you are not sure which relationship applies to you, ask before the offer is presented.

Purchase Price and Earnest Money

The offer states the proposed purchase price and the earnest money deposit — the good-faith deposit the buyer provides to demonstrate commitment to the transaction. In Wisconsin, earnest money is typically held in trust by the listing brokerage or a title company. It is applied to the purchase price at closing, or disbursed according to the contract if the deal falls apart. See our earnest money guide for the full framework on amounts, timing, and what happens if the transaction does not close.

Inclusions and Exclusions

The WB-11 includes a specific list of items that are assumed to be fixtures — attached to the property and included in the sale unless specifically excluded. This list includes items like kitchen cabinets, carpeting, light fixtures, and certain appliances. Sellers who want to exclude a specific item that would otherwise be considered a fixture must specifically list it as excluded. Buyers who want personal property included (a specific piece of furniture, a riding mower) must list it as included. Disputes over inclusions and exclusions are among the most common friction points in Wisconsin transactions — the WB-11's explicit list is designed to prevent them.

Contingencies

The WB-11 includes optional contingency provisions — primarily for financing and inspection. A contingency describes an event that must occur before the party is legally obligated to close. If a contingency condition is not met and the contingency is properly exercised, the buyer can generally exit the transaction and recover their earnest money. See our contingencies guide for the full breakdown of how each one works.

Closing Date and Occupancy

The WB-11 specifies the closing date — the date on which the deed transfers and the buyer pays for the property. It also addresses post-closing occupancy — whether the seller can remain in the property after closing for a period, and under what terms. In most Juneau County transactions, possession transfers at closing. Seller occupancy after closing requires explicit agreement and documentation.

Binding Acceptance

The WB-11 has an acceptance deadline — the time by which the seller must accept or counter the offer for the offer to remain valid. Acceptance must be communicated in writing through one of the delivery methods specified in the offer. If acceptance is not communicated by the deadline, the offer expires and the buyer is no longer bound by its terms.

What Cannot Be Changed in the WB-11

Wisconsin real estate agents are required to use the WB-11 for residential offers — they cannot draft their own alternative purchase agreement. The preprinted language in the form has been approved by the Wisconsin Real Estate Examining Board and is not subject to agent modification. The blank lines and contingency sections can be customized with addenda or additional terms. Parties who want significant contractual modifications beyond what the form accommodates should involve a Wisconsin real estate attorney.

Counter-Offers in Wisconsin

If the seller does not accept the buyer's offer as written, they can counter-offer — striking or modifying terms in the WB-11 and adding a new acceptance deadline. The counter-offer creates a new offer that the buyer can accept or counter again. This back-and-forth continues until both parties reach binding acceptance or one party walks away. Wisconsin does not limit the number of counter-offers.

Frequently Asked Questions