Preferred Home Inspections in Shawnee KS. By Certified Inspector
+ FREE termite inspection with every package ($85 value)
“He is thorough, and his report removes any doubts. Steve is the guy you want on your side!” – F. Dunn, Shawnee, KS.
Table of Contents
Shawnee 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

Approved Home Inspector Shawnee KS.
Did you know Shawnee KS. was first called Gum Springs?
Then it was later renamed for the Shawnee Indians who first occupied the area in the early 1800s.
It has award-winning schools, easy access to I-35 hwy, 10 min. to downtown Kansas City, and a thriving community that enjoys city living without the hustle and bustle.
Shawnee is also home to Shawnee Mission Park, hosted to the Oregon, California and Santa Fe Trails, and thrived during the Great Depression as on of the leading fruit and vegetable producers in the region.
But, before you start picking out drapes, you first need complete home inspection companies to make sure your new home turns out to be something to brag about.
10 Reasons Shawnee KS. Homebuyers And Real
Estate Investors Have Made Bulldog Professional
Inspection Services Their Approved Home Inspector.
#1 We walk on the roof*.
Did you realize property inspectors aren’t expected to climb on roofs?
It’s a fact. And many won’t.
But we always do (as long as it’s safe and easy to reach) because there’s no clearer way to examine the shingles, roof structure, seals, air outlets, and flues.
When you pick Bulldog Professional Inspection Services to handle your property inspection in Shawnee, you’re not hiring a simple property inspection.
You’re receiving a Certified Master Inspector® who has checked thousands of roofs and understands what it requires to spot the biggest defects and address the top concerns you (and your property insurance company) need answers to – like “How’s the roof?”
*Provided it’s reachable and safe.
#2 We check 100% of the things we can see, touch, and test.
This may come as a shock, but professional inspectors are NOT required to check all the items in a house.
In fact, they only have to inspect a representative selection of features in the average-sized home, which usually amounts to roughly 400 items.
But Bulldog Professional Inspection Services inspects 100% of the things we can see, touch, and test during a home inspection.
This totals about 2,000 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 understand HOW to check the things in your house that snap, crack, tick, hum, spark, and leak because turning them on and off sometimes isn’t enough. Sometimes, the sequence of steps reveals problems that less experienced home inspectors would have missed.
We do this to provide you a complete overview of what’s working and what’s not. Unlike some inspections that skim over sections, our goal is to give you the details to make smart decisions about your house.
So, whether you’re buying, selling, or maintaining your property, you’ll get a home inspection that emphasizes depth, accuracy, and clarity.
#3 You’ll work with an experienced Certified Master Inspector®.
Bulldog Professional Inspection Services is owned and managed by Certified Master Inspector® Steve Rodriguez.
Steve has personally completed over 15,000 KC area inspections on properties of all kinds, ages, sizes, and conditions since 2003.
Steve’s ethics, knowledge, and commitment to his profession exceed the home inspection industry’s highest standards, making Bulldog Home Inspections the natural choice for anyone needing dependable home inspection services in the Shawnee KS. area.
Selecting Bulldog Home Inspections means partnering with one of the most trusted names in Shawnee home inspections. Whether you own a brand-new property or an older home, you clearly know that Bulldog’s expert home inspections are thorough, honest, and designed to deliver optimal results with the least amount of worry.
#4 We sell a 30-minute DIY home inspection checklist.
This full-color 13-page do it yourself home inspection checklist from Bulldog Professional Inspection Services is a simple tool to help homebuyers and real estate investors. This easy-to-read guide focuses on five essential areas of a home:
- Foundation
- Plumbing
- Roof
- Electrical system
- HVAC System
In simply 30 minutes, you can check if a home has glaring major issues– like cracked roofing systems or leaking pipelines– before hiring an expert home inspector.
By using this list, you can save money by preventing costly home inspections on homes with major issues. At only $18.99, it’s best for the hands-on property buyer or investor who wants to identify hidden problems early.
The field guide is delivered as a PDF flipbook you can bring up on your phone or tablet while touring homes, making it easy to use.
Whether you’re buying your very first home or investing in real estate, this is a checklist you can use over and over and delivers peace-of-mind since you know what’s going on with the property without having to cross your fingers and hoping it’s in good shape.
#5 We were voted Kansas City’s Best Home Inspector in 2025.
Bulldog Professional Inspection Services earned the title of KC’s Best Property Inspector for 2025.
This is a reflection of their remarkable expertise and real estate knowledge.
It’s also proof of the company’s high expectations for 100% property inspections, which is only possible because all property inspections are performed directly by Steve Rodriguez, Bulldog Inspections’ owner and a Certified Master Inspector® with over 15,000 inspections since 2003.
Buyers value Bulldog Home Inspection’s clear, simple-to-read reports that help them make solid decisions about their homes.
Realtors also appreciate Bulldog for knowing their buyers and sharing information in a way everyone can follow.
Bulldog Inspection Services also provides radon checks, pipe inspections, 5-point major-items inspections, and no-cost termite inspections.
Picking Bulldog Professional Inspection Services means you’re not just choosing an ordinary inspector—you’re investing in an expert who understands what it takes to do your house inspection properly the first time.
REAL CUSTOMER REVIEW

⭐⭐⭐⭐⭐
“You made this easy and explained everything…“
“I’ll be referring you to everyone! You made this easy and explained everything since it was our first time!!” – A. Powers, Shawnee KS.
#6 If the house is not ready when we arrive, there is no fee to reschedule.
Choosing the best property is always tough enough on its own without stepping into the home inspection of your new vacant property and suddenly finding out that nothing is working.
Speaking for myself, thirty percent of vacant homes are not ready when inspection day comes. This statistic rises to fifty percent if the property is in the middle of a rehab and they give their word to have it ready to go by a specific day (that hardly ever happens).
But we understand this is not your fault, so whether it’s caused by missing appliances, broken pipes, roaming dogs, disconnected utilities, or we’re locked out, if the property ends up not being ready when we arrive, the first trip is on us.
Rather, we’ll partner with you to choose a better day and time, so when your property is fully ready, we are all set, too.
#7 The Ultimate Building Materials Lifespan Guide.
Sooner or later, nearly everything in your property will wear out, fail, or need to be replaced, whether it’s appliances, roofing, foundation, or plumbing.
Keeping ahead of these changes can shield you from pricey surprises, and being aware when to anticipate them gives you time to arrange your finances wisely and hopefully prepare for emergencies before they arrive.
The Ultimate Building Materials Lifespan Guide is a digital field guide for property owners, home buyers, and real estate investors that serves as a helpful, easy-to-understand reference that lists the expected lifespan of more than 300 crucial items found in the typical property.
From heating and cooling systems to water heaters, flooring materials, and light fixtures, this guide helps you predict maintenance and repair schedules, so you can stay ahead of the game.
Most importantly, it’s a complimentary thank-you gift with every property inspection.
When you choose Bulldog Professional Inspection Services, you’re not just receiving a knowledgeable and in-depth property inspection that gives you peace of mind today—you’re partnering with a property inspection company that goes the extra mile by creating tools that help safeguard your investment (and wallet) so you can enjoy your new home for years to come.
#8 We push on tub and shower tiles.
Homeowners enjoy remodeling their properties. Sadly, some also prefer to take shortcuts.
One of the worst (but most common) ways this happens is by installing tile on top of water-damaged drywall or plaster.
Thankfully, we understand what to expect and where to look to spot these things that could come back to trouble you later.
Especially if you made the mistake of using a less skilled or less careful home inspector.
#9 We explain the results in plain English.
We prefer to keep things simple.
We know home inspections can feel overwhelming. That’s why we go over everything in a way that makes sense.
Whether you’re a first-time buyer or seasoned real estate investor, you won’t need a guide or a background in building work to understand with the details inside our home inspection report.
There will just be clear, easy-to-understand explanations that let you focus on what matters: making sure your home is right for you.
You’ll leave the inspection knowing what’s happening with your property—because knowledge is power, and buying with confidence beats guessing every time.
#10 We’ve been on Expertise.com’s list of Kansas City’s Best Home Inspectors since 2016.
Bulldog Professional Inspection Services has consistently earned recognition on Expertise.com’s list of Kansas City’s Best Home Inspectors from 2016 through 2024.
That’s not just a badge of honor; it’s proof of unwavering commitment to excellence year after year. When you hire us, you’re not just getting a home inspection—you’re choosing reliability, experience, and a service that stands out in a crowded field.
Each inspection is a hands-on, informative experience provided by Steve Rodriguez, the owner of Bulldog Inspections. Using his extensive home inspection knowledge and real-world experience with homes of all ages, types, and conditions, he gives you clear insights about your future home.
Why risk it with anyone else when Kansas City homeowners have trusted us for nearly a decade? Let’s make sure your next home is the right fit from day one.
27 More Reasons Shawnee KS. Loves Bulldog Home Inspections.
- We are a veteran-owned business (Steve spent 10 honorable years in the US Navy)
- 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 pioneered the 5-point major-items inspection (Since 2005)
- 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 remove the cover of the main electrical panel (if we can get to it and it’s safe)
- 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 hang ID tags on all major shutoff valves (so you know where they are)
- We are one of the Top 3 Property Inspectors in Kansas City (2020-2024)
- We maintain a 4.9 Google review rating (with nearly 600 reviews)
- We encourage you to attend (It’s the best way to really understand the information)
- We’ve never tried to be the biggest, just the best (we’ll inspect it right the first time)
- We don’t make repairs (so there will never be a conflict of interest)
- 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 are a member of the International Association of Certified Home Inspectors® (since 2004)
- 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.)
- You get a free termite inspection with every full home inspection (An $85 value)
Recent Shawnee KS. home inspections
Meet Your Shawnee KS. Home Inspector
Certified Master Inspector® Steve Rodriguez happily provides exceptional home inspections in Shawnee KS.
He highlights clear, detailed reports that are simple to comprehend now and in the future. Bulldog’s award-winning service surpasses determining issues; it’s about supplying long lasting clearness and self-confidence for as long as you own your home.
Available house inspection services in Shawnee

Termite Inspections
Subterranean termites are a common issue in Shawnee KS., regularly consuming wood in and around homes. A termite inspection can expose proof of these bugs and alert you if treatment is essential. Regular home inspections are necessary to avoid pricey damage and repair work.

Radon Testing
Radon gas, an undetectable and odorless radioactive compound, presents a substantial lung cancer danger when direct exposure is prolonged. To carry out an electronic radon test, a specific gadget must be positioned in your home for a couple of days to measure the radon levels. Checking for radon is specifically crucial in Shawnee KS., as the gas can infiltrate homes through fractures and gaps in the structure.

Sewer Scope Inspections
In Shawnee KS., a sewer scope inspection involves using an electronic camera to take a look at the pipelines connecting your home to the primary sewage system line. This procedure is important as it can recognize surprise problems such as clogs, cracks, or damage from tree roots. Early detection of these issues can avoid pricey and substantial repair work in the future.

RE Investment Property Inspections
Property investment evaluations in Shawnee KS. cover both single-family homes and multi-family units. Our extensive 5-point major-items assessment highlights crucial areas such as the roofing system, structure, electrical systems, pipes, and HVAC units. Skilled professionals can examine your financial investment property, guaranteeing substantial savings in both money and time with time.
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Bulldog Professional Inspection Services
1228 Kingsland Cir, Raymore, MO 64083
(816) 564-3081
RGMH+PW Raymore, Missouri
38.83426230, -94.47015900
Frequently Asked Questions
Home inspectors can be liable, but it depends on several factors. Let’s break it down:
What Home Inspectors Are Liable For
- Errors and Omissions:
- Home inspectors are responsible for accurately reporting the condition of a home as they see it at the time of inspection. If they miss a significant issue that they should have reasonably identified, they could be liable for any damages that result.
- Negligence:
- If an inspector fails to perform their duties with the standard level of care expected in the industry, they can be held liable for negligence. This might include not following industry standards or skipping parts of the inspection.
- Breach of Contract:
- When you hire a home inspector, you typically sign a contract outlining the scope of the inspection. If the inspector fails to meet these agreed-upon terms, they could be liable for breach of contract.
What Home Inspectors Are Not Liable For
- Unseen Issues:
- Inspections are non-invasive and visual. Inspectors aren’t responsible for problems hidden behind walls, under floors, or in other inaccessible areas unless they could have reasonably identified signs of those problems.
- Future Issues:
- Home inspectors report on the condition of the home at the time of inspection. They are not liable for issues that develop after the inspection.
- Normal Wear and Tear:
- Inspectors aren’t responsible for normal wear and tear or minor cosmetic issues that don’t affect the home’s overall functionality.
Limiting Liability
- Inspection Agreement:
- Most inspectors have clients sign a pre-inspection agreement that limits their liability. It’s essential to read and understand this document before the inspection.
- Insurance:
- Many inspectors carry Errors and Omissions (E&O) insurance, which helps cover claims made against them for missed or misreported issues.
What to Do If There’s a Problem
- Review the Report:
- Go over the inspection report carefully. Ensure you understand what was and wasn’t inspected and any recommendations made by the inspector.
- Contact the Inspector:
- If you find an issue that should have been reported, contact the inspector. Many are willing to discuss the problem and find a resolution.
- Legal Action:
- If the issue isn’t resolved, you may need to seek legal advice. Keep in mind that home inspectors have limitations on what they can and cannot be held responsible for, so a legal claim may not always be successful.
While home inspectors can be liable for certain oversights, their responsibility is limited to what they can reasonably detect during a non-invasive inspection. Understanding the scope of their work and the limitations of the inspection process is crucial for managing expectations and knowing when and how to address any issues that arise.
No, home inspections are not typically public records.
Home inspection reports are private documents prepared for and owned by the person who ordered and paid for the inspection. In most cases, this is the home buyer.
They can choose to share the report with others, but there is no obligation to make it public. Here are some key points:
- Ownership and Privacy: The buyer owns the inspection report and can decide whether to share it. The seller or other parties are not entitled to receive the complete report unless the buyer agrees to share it.
- Legal and Copyright Protection: Home inspection reports are protected by federal copyright law, reinforcing that they are private documents.
- Public Records Limitation: Public records, such as building inspections or permits, are different from home inspections and can be accessed through specific public record request processes.
Yes, hiring a home inspector is definitely worth it for several reasons:
- Reduces Risks: A home inspector helps reduce the risks involved in buying a home, one of the largest investments most people make. They provide a detailed report on the property’s condition, helping you make an informed decision.
- Saves Money: While the cost of a home inspection is around $400, it can identify major issues like structural problems or water damage, allowing you to negotiate repairs or a lower price. This can save thousands of dollars compared to fixing issues after purchase.
- Provides Confidence: Hiring a home inspector can provide peace of mind by ensuring an objective assessment of the home’s condition, preventing impulse purchases that might lead to discovering major issues later.
- Identifies Hazards: Inspectors use their experience, knowledge, and specialized equipment to identify potential hazards and safety issues, which you might miss on your own.
- Detailed Report: Home inspectors provide a thorough, written report on the condition of the home’s structures and systems, often with photos, helping you understand the extent and severity of any issues.
- Negotiation Leverage: Nearly half of home buyers use inspection reports to negotiate a lower purchase price, making the cost of the inspection a valuable investment.
These key benefits demonstrate that hiring a professional home inspector is a smart investment for anyone buying, selling, or investing in a home.
No, home inspection costs are generally not tax-deductible since they are considered personal expenses. The only case in which a home inspection fee might be deductible is when the property is purchased for rental income or investment. Home appraisal fees are also not deductible, except when the property is bought for investment purposes.
Similarly, if you paid for a home inspection fee for a property you didn’t buy, it is considered a personal expense and is not deductible. Consult with a tax professional for advice tailored to your specific circumstances.
For more details, you can refer to this article on “Are Home Inspection Fees Tax Deductible in 2024?” and this discussion on “Home Inspection Fee on purchase of main home”. These sources provide a pretty complete overview of the tax implications associated with home inspection fees.
Home inspectors and appraisers are not the same; they serve different purposes in the real estate process. Here are the key differences:
- Purpose:
- Home Inspectors: Evaluate the physical condition of a home, identifying issues or necessary repairs. They examine various systems and components such as electrical, plumbing, HVAC, and structural elements, providing a detailed report to the buyer [1].
- Appraisers: Determine the fair market value of a property. They consider factors like location, size, features, and recent comparable sales to provide a valuation used by lenders to approve mortgage loans [1].
- Requirement:
- Home Inspectors: Generally optional for buyers but highly recommended to identify potential problems before purchase.
- Appraisers: Typically required by mortgage lenders to ensure the property is worth the loan amount [1].
- Who They Work For:
- Training and Licensing:
- Home Inspectors: Licensing requirements vary by state, and in some states, no license is required. They need to have a good understanding of home construction and systems [4].
- Appraisers: Require more extensive training, including coursework and supervised experience. They must be licensed in all states [4].