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Expert Property Inspection in Overland Park KS.

+ 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.

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Overland Park Property Inspection Packages & Prices





*up to 1499 sq.ft.





*up to 1499 sq.ft.





*up to 1499 sq.ft.





*up to 1499 sq.ft.





*any size

Expert Property Inspection in Overland Park KS.

An extraordinary home inspection company in Overland Park KS., Bulldog Professional Inspection Services is devoted to delivering premier home inspections for property buyers and investor.

Our expert property home inspection completely examines every accessible area of the residential or commercial property, from the roof to the structure. This in-depth inspection supplies you with the essential insights to make educated decisions and prevent prospective issues.

Whether you’re purchasing a home for your household or investing in real estate, count on Bulldog’s licensed, experienced, and reputable home inspection services in Overland Park KS. to assist you through the process.

⭐⭐ Real Customer Review ⭐⭐

Real Customer Review

5-star review - R. Johannes - Overland Park, KS
R. Johannes, Overland Park, KS.

“Steve’s thoroughness was amazing…”

“Steve’s thoroughness was amazing…the most professional inspection process I have ever been through!”

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.

Actual Overland Park home inspections.

Expert property inspection in Overland Park KS. [1]
Expert property inspection in Overland Park KS. [2]
Click To Schedule Your Overland Park Home Inspection

Meet Your Overland Park Home Inspector

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Steve Rodriguez, CMI®


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.


FREE – Your Expert Property Inspection Guide in Overland Park

New For 2023

113 Frequently Asked Home Inspection Questions

Will Overland Park home inspectors walk on the roof? p. 52

Should I test for radon gas in my brand-new house? p. 110

+ many more

30 Min. DIY Home Inspection Checklist – Only $18.99

Check the Bones YOURSELF While You Tour the Home.

This straightforward field guide is based on our Major-Items Inspection and focuses ONLY on the bones. It shows you:

  1. WHERE to look
  2. WHAT to look for
  3. WHAT it means

All in the time it takes to tour the home.

Let us help you decide if the home has good bones or is just a money pit in disguise BEFORE you make an offer and BEFORE you order your Overland Park KS. property inspection.

cover of 30 min diy home inspection checklist
inner pages of 30 min diy home inspection checklist

Created by a Certified Master Inspector®

13 Pages Fully Illustrated

Immediate PDF delivery + flipbook

Save time and hundreds – sometimes thousands – in wasted home inspection fees.

All in about 30 minutes

Use it over and over

Find out if there are MAJOR ISSUES hiding in plain sight before you order an Overland Park KS. property inspection.

Available home inspection services in Overland Park

termite inspection in overland park ks.
termite inspections in Overland Park KS.

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 in overland park ks.
radon testing in Overland Park KS.

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 inspection in overland park ks.
sewer scope inspection in Overland Park KS.

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.

real estate investor inspections in overland park ks.
RE investor inspection in Overland Park KS.

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.

Frequently Asked Questions

Absolutely, home inspections are worth it. Here’s why:

  1. 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.
  2. 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.
  3. 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.
  4. 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.
  5. Investment Protection: Buying a home is a significant investment. A home inspection helps protect this investment by ensuring you’re making an informed decision.
  6. 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:

  1. 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].
  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].
  3. 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.


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.


  • 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.

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