Property Inspections in Overland Park by Certified Master Inspector®
+ FREE termite inspection with every package ($85 value)
“He doesn’t say that he cares…more importantly his actions says that he cares.” – B. Owens, Overland Park, KS.
Table of Contents
- Overland Park Home Inspection Cost & Packages
- 10 Reasons Overland Park KS. Homebuyers And RealEstate Investors Choose Bulldog Professional Inspection Services When They Want A Master Home Inspector.
- Meet Your Overland Park KS. Home Inspector
- Additional home inspection services in Overland Park
- Frequently Asked Questions
Overland Park Home Inspection Cost & Packages
FULL HOME INSPECTION + TERMITE
BETTER
FULL HOME INSPECTION + TERMITE + RADON
BETTER +
FULL HOME INSPECTION + TERMITE + SEWER
BETTER +
FULL HOME INSPECTION + TERMITE + RADON + SEWER
BEST
5-POINT MAJOR ITEMS ONLY INSPECTION
VERY GOOD
Master Home Inspector Overland Park KS.
In 2022, Money magazine ranked Overland Park KS. #7 on their top 50 places to live in America.
That’s quite a feat, but when you consider Overland Park’s award-winning Blue Valley school district, low crime, easy access to I-35 and I-435 hwy, proximity to Kansas City, world-class restaurants, family friendly neighborhoods, open spaces, booming corporate environment, and diverse culture, you can see that it’s well-deserved.
Overland Park is also the second largest city in Kansas, home to Deanna Rose Farmstead, Johnson County Community College, and the Arboretum and Botanical Gardens.
But, before you start picking out furniture, you still need a great home inspector to make sure you’re not buying a second-class home in a first-class neighborhood.
10 Reasons Overland Park KS. Homebuyers And Real
Estate Investors Choose Bulldog Professional Inspection Services When They Want A Master Home Inspector.
#1 We remove the cover from the main electrical panel.
House inspectors are not required to take off the lid to the main electrical panel.
But very few things get tampered with more often than this piece of electrical gear.
Double-tapped breakers, missing grounds, wobbly breakers, rust, and bad wiring are just a few of the things that can go wrong inside a main electrical panel.
We’ll always remove the cover and take a good look inside if we can reach it and it’s safe.
#2 We hang ID tags on all important shutoff valves.
Your home has a number of control valves that manage and isolate the major systems to keep them running smoothly—especially the heating and plumbing systems.
The ones we’re focused on are the ones that operate your gas and water lines so they can be controlled for maintenance, repairs, and, hopefully not, emergencies.
And since most homeowners don’t know what they look like, where they’re located, what they do, or that they even exist, we place colorful tags so you and your family can find them when you need them.
This might seem like a small touch, but it can make a big difference in preventing disaster if things go wrong.
And we attach labels on these valves for every home inspection we conduct.
#3 You get a free termite inspection with every full home inspection.
In Kansas City, it’s not a matter of whether your home will make contact with subterranean termites; it’s when.
I like to mention that they go together like any bad relationship—they shouldn’t be anywhere near each other, and there’s a good chance there will be some damage when it’s over.
Few home inspectors perform a termite inspection, and those who do charge as much as $100 extra for it.
However, your termite inspection is included free with every full home inspection.
#4 We were voted Kansas City’s Best Home Inspector in 2024.
Bulldog Inspections earned the title of Kansas City’s Best Property Inspector for 2024.
This is a reflection of their exceptional performance and regional real estate expertise.
It’s also proof of the company’s high expectations for exhaustive property inspections, which is only possible because all property inspections are performed directly by Steve Rodriguez, Bulldog Inspections’ founder and a Certified Master Inspector® with over 15,000 inspections since 2003.
Homebuyers value Bulldog Inspections’ clear, simple-to-read reports that help them make confident decisions about their properties.
Realtors also value Bulldog Inspections for knowing buyers and explaining in a way everyone can understand.
Bulldog Home Inspections also provides radon checks, sewer pipe checks, 5-point inspections, and no-cost termite inspections.
Selecting Bulldog Home Inspections will show that you’re not just hiring an everyday inspector—you’re investing in a seasoned professional who knows what it takes to do your property inspection properly the first time.
#5 We are a veteran-owned business.
Steve Rodriguez is a decade-long military veteran with an honorable discharge from the U.S. Navy.
Steve began his service in 1991 as a Boiler Technician onboard the USS Wainwright (CG-28) out of Charleston, SC. After a quick stop at Great Lakes Naval Depot for GSE A-school, he was next stationed onboard the USS Vandegrift (FFG-48) in San Diego, CA, where he reached the rank of E-5.
Between Charleston and San Diego, he traveled across Europe and the Middle East, gaining maturity and leadership and broadening his horizons. In 1996, as an E-5, he was accepted into the BOOST officer training program in Newport, RI.
After completing this program, Steve studied Aerospace Engineering at Iowa State and Architectural Engineering at the University of Kansas. After leaving the Navy, he finished his college career at Avila College, where he graduated Magna Cum Laude with a degree in Finance.
After a short Wall Street stint as a fixed-income securities trader at UBS Warburg, Steve left NYC after 9/11 for KC, where he decided on the home inspection profession.
Steve now owns and operates Bulldog Professional Inspection Services as one of KC’s best home inspectors and its only award-winning home inspection company. He brings the same dedication he had in the Navy to every dependable house inspection he performs in Raymore and beyond.
REAL CUSTOMER REVIEW
⭐⭐⭐⭐⭐
“Steve’s thoroughness was amazing…“
“Steve’s thoroughness was amazing…the most professional inspection process I have ever been through!” – R. Johannes – Overland Park, KS.
#6 If the house is not ready when we arrive, there is no fee to reschedule.
Choosing the right home is already stressful enough.
At Bulldog Professional Inspection Services, we’re committed to making your home-buying process as stress-free as possible.
So when things don’t go as planned, we’re here to help. That’s why, unlike other inspection companies, whether it’s caused by missing appliances, burst pipes, loose dogs, no utilities, or we’re locked out, the first trip is free if the home ends up not being ready after we arrive.
Instead, we’ll work with you to find a better time with zero hassle or hidden fees, so when it’s finally ready, we will be too.
#7 We don’t repair defects.
Bulldog Home Inspection specializes exclusively on providing you an unbiased, detailed home inspection with no hidden agendas.
This ensures you receive truthful results free from secret motives.
Certain home inspection companies offer inspection services as well as repair services that might create a conflict of interest. If they discover problems, they may profit from fixing them.
At Bulldog Inspections, you’ll never need to worry about that.
We are devoted to uncovering defects with the home, not earning income through repairs.
We utilize our MaxInspect™ System to review about 2,000 components in the average home and uncover the concealed issues that might lead to headaches down the road without attempting to fix what’s defective.
#8 We are a member of InterNACHI®.
We’ve proud members of InterNACHI, the International Association of Certified Home Inspectors since 20We’ve proud members of InterNACHI, the International Association of Certified Home Inspectors since 2004.
That means you can trust us to bring industry-best knowledge, experience, and standards into every inspection we conduct. Why does that matter to you? Because buying a home is one of the biggest decisions you’ll ever make—and we’re here to ensure nothing important goes unnoticed.
Being part of InterNACHI is a commitment to a minimum set of standards and practices so you know what to expect. As Certified Master Inspectors®, we’ve gone through this training and more to protect you from the unexpected. Consider us your bloodhound for every crack, leak, or faulty system that could cost you thousands if they get missed.
But we’re not in this alone—we want you involved. Show up, jot down questions, and let us explain the results in basic terms you’ll understand so you know exactly what to expect and what to fix.
Here’s what makes InterNACHI inspectors stand out:
- Training that never stops: Certification isn’t a one-and-done. We stay updated with the latest tools, techniques, and industry trends.
- Highest standards in the industry: We follow InterNACHI’s Standards of Practice and Code of Ethics, meaning every inspection covers more than 2,000 points in your home.
- Tools you can use: You’ll walk away with a clear, easy-to-read report that explains everything we found, including photos, action steps, and recommendations.
- No conflicts of interest: We inspect, we don’t repair. That means we have no reason to recommend fixes unless they’re genuinely needed.
Let’s take the stress out of the home inspection journey—together, we’ll ensure your new home is your dream home, not a money pit in disguise.
#9 We check 100% of the things we can see, touch, and test.
This may come as a surprise, but professional home inspectors are NOT required to inspect all the items in a home.
In fact, they only have to check a representative number of items in the average-sized home, which usually comes to roughly 400 items.
But Bulldog Professional Inspection Services checks 100% of the items we can see, touch, and test during a house inspection.
This comes to about 2000 items and includes every outlet, switch, door, window, floor, wall, ceiling, tub, shower, faucet, toilet – and everything from the roof ridge to the sump pump.
But being hands-on also means we know HOW to check the things in your home that break, crack, click, buzz, arc, and leak because turning them on and off sometimes isn’t enough. Sometimes, the order of things reveals problems that less experienced house inspectors would have missed.
We do this to give you a complete understanding of what’s working and what’s not. Unlike some inspections that skim over areas, our goal is to provide you with the information to make educated decisions about your home.
So, whether you’re buying, selling, or maintaining your Raymore home, you’ll get a house inspection that prioritizes depth, accuracy, and understanding.
#10 We encourage you to attend.
We turn on the lights and run appliances before checking the GFCI outlets—this is part of what we call ouWe strongly encourage you to attend your home inspection.
Other inspectors might prefer you stay away. Not us.
You’ve trusted us to inspect your home; your presence is invaluable. When you’re there, we get the chance to explain what we’re seeing in real-time. Plus, we know you’ll have questions—and we’d instead answer them face-to-face.
More importantly, being present is the best way to fully understand the findings in the report. You’ll see things firsthand, and what might look overwhelming on paper becomes clear when we walk through it together, empowering you with knowledge about your home.
So if you can make it, please come. We’d love to meet you, shake your hand, and help you feel confident about the next steps.
27 More Reasons Overland Park KS. Loves Bulldog Home Inspections.
- You’ll have an experienced Certified Master Inspector® on your side (15000 home inspections since 2003)
- We are Kansas City’s first and only 25-under-25 home inspection company (2019)
- Your home will always be inspected by the owner (no amateurs, apprentices, novices, or employees here)
- Our full home inspection checks more than 2000 items in the average home (100% of the items we can see, touch, and test)
- We are the original 5-point major-items inspection (Since 2005)
- We sell a 30 min. DIY home inspection checklist (just $18.99)
- Your report will always be delivered the same day (so there are no delays)
- Your report will be detailed, well-organized, and easy-to-understand (We ask 11 key questions and write in plain English)
- We walk on the roof (if it’s accessible and it’s safe)
- Free ebook – Ultimate Building Materials Lifespan Guide (over 300+ items)
- Free ebook – Ultimate Building Materials Cost Estimates Guide (550+ items)
- Free ebook – Home Maintenance For Dummies 2nd Ed. (369 pages and covers every part of a house)
- We include photos of all important data plates (to avoid age-related disputes)
- We run the water the entire inspection when the home is vacant (to find all the leaks)
- We are one of the Top 3 Property Inspectors in Kansas City (2020-2024)
- We’re on Expertise.com’s list of Kansas City’s Best Home Inspectors (2016-2024)
- We maintain a 4.9 Google review rating (with nearly 600 reviews)
- We’ve never tried to be the biggest, just the best (we’ll inspect it right the first time)
- We explain findings in plain English (to help you understand what went wrong and if you should be oncerned)
- We push on the tiles inside tubs and showers (to find water damaged drywall or plaster underneath)
- We move toilets in all 4 directions (to never miss a loose toilet)
- We inspect homes from top to bottom (literally)
- We turn on all lights and appliances before we trip GFCI outlets (to avoid mystery glitches)
- We follow-up after the inspection (to make sure you got your report and answer questions)
- If you change your mind about the home, there is no charge (at the start of the inspection)
- We can do your inspection within 24-48 hours (usually)
- We give away free home inspections (This is a $770 value and includes a free whole house inspection, radon test, and sewer scope inspection. Check out our Upreach Program.)
Actual Overland Park KS. home inspections
Meet Your Overland Park KS. Home Inspector
Certified Master Inspector® Steve Rodriguez happily offers an expert property inspection in Overland Park KS.
He emphasizes clear, thorough reports that are simple to understand now and in the future. Bulldog’s award-winning service surpasses recognizing concerns; it’s about supplying enduring clearness and self-confidence for as long as you own your home.
Additional home inspection services in Overland Park
Termite Inspections
Subterranean termites are a common problem in Overland Park KS., often consuming wood around homes. A termite inspection can reveal proof of these insects and inform you if treatment is needed. Routine home inspections are important to avoid pricey damage and repairs.
Radon Testing
Radon gas, an undetectable and odor-free radioactive substance, provides a considerable lung cancer danger when exposure is lengthened. To perform an electronic radon test, a particular gadget must be placed in your house for a few days to determine the radon levels. Testing for radon is especially crucial in Overland Park KS., as the gas can penetrate homes through fractures and spaces in the structure.
Sewer Scope Inspections
In Overland Park KS., a sewer scope inspection involves using an electronic camera to take a look at the pipelines linking your home to the main sewage system line. This procedure is important as it can recognize hidden problems such as blockages, cracks, or damage from tree roots. Early detection of these problems can avoid pricey and comprehensive repair work in the future.
RE Investment Property Inspections
Investment property assessments in Overland Park KS. cover both single-family homes and multi-family systems. Our thorough 5-point major-items assessment stresses important locations such as the roof, structure, electrical systems, pipes, and HVAC units. Skilled specialists can evaluate your financial investment residential or commercial property, guaranteeing substantial savings in both time and money in time.
Gallery of Overland Park KS. Home Inspections.
-
Overland Park City Map
-
Local Overland Park Weather
-
Google Details
-
Top 10 Reasons Video
-
Top 10 Reasons Audio
-
Testimonial Video
-
Testimonial Audio
Bulldog Professional Inspection Services
1228 Kingsland Cir, Raymore, MO 64083
(816) 564-3081
RGMH+PW Raymore, Missouri
38.83426230, -94.47015900
Frequently Asked Questions
Absolutely, home inspections are worth it. Here’s why:
- Identify Hidden Issues: A home inspection can uncover hidden problems in a house, such as structural issues, plumbing problems, or electrical faults. These are things you might not notice during a regular viewing.
- Negotiation Leverage: If an inspection reveals significant issues, you can use this information to negotiate a lower purchase price or ask the seller to make repairs before closing the deal.
- Future Planning: Knowing the condition of the house helps you plan for future repairs and maintenance. This can save you money in the long run by addressing small issues before they become major problems.
- Safety Assurance: Inspections can identify potential safety hazards, such as faulty wiring, mold, or radon. This is crucial for ensuring the health and safety of you and your family.
- Investment Protection: Buying a home is a significant investment. A home inspection helps protect this investment by ensuring you’re making an informed decision.
- Peace of Mind: Knowing the true condition of the home provides peace of mind. You can move forward with the purchase confidently, knowing there are no major surprises waiting for you after you move in.
An Overland Park KS. home inspection is a small investment that can save you a lot of money and stress in the future. It provides a clear picture of what you’re buying and helps you make a well-informed decision.
Whether home inspectors are bonded and insured depends on the state they operate in and the specific requirements of their local real estate boards or home inspector associations:
- Insurance Requirements: Many states require home inspectors to carry general liability insurance and errors and omissions insurance. The coverage amounts vary by state, typically ranging from $50,000 to $500,000 [1]. In Missouri, however, there are no state-mandated insurance requirements, but it is recommended for protection against potential lawsuits [2].
- Bonding Requirements: Some states also require home inspectors to be bonded. A surety bond guarantees the inspector will comply with agreed terms, and if not, clients can claim compensation against the bond [3]. States like Alaska, Arizona, Ohio, Oregon, and Washington require surety bonds for home inspectors [4].
- Verification: To verify if a home inspector is bonded and insured, you can check with the local state regulatory body, real estate board, or ask the home inspector directly for proof of insurance and bonding [2, 3].
Home inspections are not typically considered part of closing costs.
Instead, they are a separate expense that the buyer usually pays upfront. This is done to ensure the home inspector gets paid for their services even if the buyer later decides not to buy the home.
Here’s a breakdown to help clarify:
Understanding Home Inspection Costs
1. Upfront Payment:
- The cost of a home inspection is usually paid at the time the service is rendered, not at closing. This means you’ll need to budget for this expense separately from your closing costs.
2. Typical Costs:
- Home inspection fees can vary based on the size, age, and location of the home. On average, you can expect to pay between $400 and $600 for a standard home inspection. Additional services, such as termite inspections, radon testing, or sewer scope inspections, may cost extra.
Closing Costs Overview
1. What They Include:
- Closing costs generally encompass fees related to the finalization of the real estate transaction. These costs can include loan origination fees, title insurance, appraisal fees, attorney fees, and escrow deposits.
2. When They’re Paid:
- Closing costs are typically paid at the closing of the real estate transaction, often deducted from the funds provided by the buyer or the loan.
Yes, home inspectors can refer contractors, but there are a few important considerations to keep in mind.
Conflict of Interest
A professional home inspector should always maintain an unbiased perspective. Referring contractors could potentially create a conflict of interest if not handled properly. Some inspection associations, like InterNACHI and ASHI, have strict codes of ethics that inspectors must follow to avoid any appearance of impropriety.
Liability
When a home inspector refers a contractor, they might face liability issues if the referred contractor performs unsatisfactory work. It’s important for inspectors to make it clear that their referral does not constitute an endorsement or guarantee of the contractor’s work.
Providing a List
Instead of referring a single contractor, many home inspectors provide a list of several qualified professionals in different trades. This allows clients to choose a contractor that best fits their needs and helps mitigate any potential bias.
Benefits
- Client Convenience: Providing referrals can be very convenient for clients who might not know where to start when looking for reliable contractors.
- Trust and Relationship Building: It can help build trust between the home inspector and the client, as it shows the inspector is willing to go the extra mile to assist them.
Best Practices
- Transparency: Be transparent with clients about any relationships or affiliations with the contractors being referred.
- Qualification Check: Ensure that the contractors being referred are licensed, insured, and have good reputations.
- Documenting Referrals: Some inspectors document their referrals to protect themselves from liability, noting that the referral is simply a suggestion and not an endorsement.
These guidelines let home inspectors refer contractors in a way that helps their clients while maintaining professional integrity and minimizing liability.
Home inspections are generally reliable, but there are some limitations and variables to keep in mind. Here are key factors affecting the reliability of home inspections:
1. Inspector’s Expertise
The reliability of a home inspection largely depends on the inspector’s experience and qualifications. A seasoned inspector with certifications from recognized organizations (like InterNACHI or ASHI) can provide more accurate and thorough evaluations.
2. Scope of the Inspection
A standard home inspection covers many aspects of the home, such as the roof, foundation, electrical systems, plumbing, HVAC systems, and more. However, it is a non-invasive and visual inspection, meaning the inspector won’t move furniture, open walls, or inspect areas that are not readily accessible.
3. Time and Conditions
The conditions at the time of inspection can affect the results. For instance, an inspection might miss roof leaks if it hasn’t rained recently, or HVAC issues if the system isn’t running due to seasonal weather.
4. Inspector Limitations
Even the best inspectors have limitations. They can’t see through walls, predict future problems, or inspect areas they can’t access. Therefore, some issues might remain undetected.
5. Report Detail and Clarity
A reliable home inspection report will be detailed and clear, highlighting not just defects but also potential future issues. It should provide a comprehensive overview that helps the buyer understand the home’s condition.
6. Specialized Inspections
Some problems require specialized inspections, which are not included in a standard home inspection. Issues like mold, radon, pests, or asbestos require experts in those fields for accurate assessment.
7. Follow-Up and Communication
Good inspectors are open to follow-up questions and can provide further clarification on their findings. This ongoing communication helps ensure that the buyer fully understands the condition of the home.
8. Realistic Expectations
Understanding what a home inspection can and cannot do is crucial. It’s a tool for identifying visible and accessible issues at the time of inspection, not a guarantee against future problems.
Key Takeaways
Home inspections are a valuable part of the home buying process. They provide critical information that can influence buying decisions and negotiations. While they are not foolproof, their reliability can be maximized by choosing a qualified inspector and understanding the scope and limitations of the inspection process.
