No Baloney.
Just World-Class Overland Park Home Inspectors & Easy-To-Use Digital Reports Delivered The Same Day. Guaranteed.
+ 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.
NO EXTRA FEE WITH A CREDIT CARD
New and confused? Take our 3-question quiz
Overland Park homebuyers beware – please read
Meet your Overland Park home inspector
Ultimate consumer guide to home inspections
5 things to know BEFORE your Overland Park home inspection
6 Things To Know BEFORE Your Home Inspection
30 min. home inspection checklist
Free gifts with every Overland Park home inspection
Why Choose Bulldog?
Experience
Your Overland Park home will get inspected by the owner, not an amateur or apprentice. This is someone who has personally uncovered tens-of-thousands of defects in 14,000+ Kansas City area homes since 2003.
Service
When you contact us, you always speak to the owner. This means fast, friendly, honest, and direct answers straight from the source. Plus, he’ll always do his best to schedule your home inspection when it works best for you.
Dedication
Our MaxInspect™ process inspects your Overland Park home right the first time, while our detailed home inspection report will not only be easy-to-understand and filled with photos, it will also be ready later that day.
Follow-Up
You’ll get a quick phone call a couple of days after your Overland Park home inspection to make sure you received your home inspection report as promised, answer any questions, and make sure you are happy with your service.
Here’s How It Works
Choose
Choose one of our Overland Park home inspections below. Click the button and the next page will explain the details, show you what we offer, and let you choose the one that best fits your needs.
Schedule
Contact us to schedule your Overland Park home inspection. If you’re against a deadline, the sooner you do this, the better. This gives us a chance to get it done on the day and time that works best for you.
Inspect
Try to attend. Your Overland Park home inspection will reveal lots of information and we’ll discuss the major areas at the end. You’ll be able to ask questions and your report will be ready later the same day.
Overland Park Home Inspections & Services
FULL HOME INSPECTION + TERMITE
BETTER
$445*
FULL HOME INSPECTION + TERMITE +RADON
BETTER +
$570*
FULL HOME INSPECTION + TERMITE +SEWER
BETTER +
$645*
FULL HOME INSPECTION +TERMITE +RADON +SEWER
BEST
$770*
5-POINT MAJOR ITEMS INSPECTION
GOOD
$395*
FULL HOME INSPECTION + TERMITE
BETTER
$445*
FULL HOME INSPECTION + TERMITE +RADON
BETTER +
$570*
FULL HOME INSPECTION + TERMITE +SEWER
BETTER ++
$645*
FULL HOME INSPECTION +TERMITE +RADON +SEWER
BEST
$770*
5-POINT MAJOR ITEMS INSPECTION
GOOD
$395*
New and confused?
Take Our 3-Question Quiz
Overland Park’s Best Home Inspectors
Call Us for an exhaustive Overland Park home inspection performed BY THE OWNER who is a Certified Master Inspector® and has personally uncovered tens-of-thousands of defects in 14,000+ homes since 2003.
“Truthfully…you don’t NEED the best Overland Park home inspectors when the house is in great shape. Almost anyone can do that. But when things go wrong, doubt creeps in, and the prospect of losing it is real, you’ll want someone who understands the issues, sees the bigger picture, knows your options, and can help YOU make the best choice for yourself – and that ONLY comes with experience.”
From our 100% inspection to our easy-to-understand same-day report.
Or from our wrap-up to our follow-up, we’ve designed Overland Park home inspection services that help you breeze through the home inspection period like you own the place:
First, we check for defects using our 2000-item house inspection checklist that inspects 100% of the items we can see, touch, and test. We also answer the 10 key questions all Overland Park home inspectors should ask if you want to understand the full impact each issue has on the home.
Then at the end of your Overland Park home inspection, we’ll use plain language to talk about the 5 major areas of the home.
This is when we answer your questions, address concerns, establish timelines, help you predict outcomes, work out next steps, even help you map out a strategy, so you not only understand what you’re buying, but you leave with a plan about what to do next.
And later that day you’ll get an easy-to-use Overland Park home inspection report full of enhanced digital photos that let you see the issues with your own eyes.
Smooth like butta 🧈.
So, if you’re just shopping for prices because you’ve been misled into believing that all Overland Park house inspections are the same, trust me when I say…
Overland Park Home Inspectors Are NOT Created Equal.
In fact, this next piece of wisdom will no doubt save you from one of the most expensive mistakes you can make when buying a home:
Do NOT use cheap Overland Park home inspectors.
Not only will cheap Overland Park home inspectors confuse you into thinking a small problem is a big problem, they will also scare you away from a perfectly good home that might be great with just a little bit of work.
And because the odds of poor or inexperienced home inspectors overlooking or misunderstanding a major defect (and minor ones) are inherently high.
And because THAT’S where you find the low prices.
This is how cheap home inspectors end up COSTING you time, stress, frustration, disappointment, and money.
In fact, 60% of NEW home inspectors quit within 12 months, and 80% of ALL home inspectors do amateur work. Harsh, but true.
So, any savings you get upfront might end up costing YOU thousands down the road.
That’s a big gamble on a 5, 6, or 7-figure investment.
But the other 20% have the chops to do it right the first time.
We see what others can’t, find what the others miss, and understand things they don’t.
It’s the kind of service that ONLY comes with years of experience and dedication from one of the best Overland Park home inspection companies around.
And we’ve been working our tails off since 2003 to get better every year:
We DON’T have part-time jobs
We DON’T do it on the side
And we DON’T take it lightly
This is how we can steer you away from a money pit just as easily as we can help you win a major price drop.
You will NOT find a more helpful, honest, and trustworthy Overland Park home inspection company anywhere.
Especially when most other Overland Park home inspectors spend their days confused about what really matters.
So, if you take your home seriously and want to work with the best Overland Park home inspectors who knows exactly how to find – and explain – the issues YOU care about, contact us now.
Because the moral of the story? You get what you pay for.
Meet Your Overland Park Home Inspector
Steve Rodriguez, CMI®
Award-Winning local Certified Master Inspector® Steve Rodriguez explains the Bulldog difference:
“There’s more to an Overland Park home inspection than just checking for problems. It’s also about communicating those problems in a way YOU understand.
And not just today. Your home inspection report should be easy to understand for years to come.”
FREE – The Ultimate Consumer
Guide To Home Inspections
5 Things To Know Before
Your Overland Park Home Inspection
An Overland Park home inspection is not always the most straightforward part of the home buying process.
So, it’s pretty common for a little mystery and confusion to creep in as you’re shopping around.
This can bring up important questions like…
Why Are the prices so different?
Can I be there?
What happens if something gets missed?
Let’s clear the smoke…
You might have hopes for x-ray vision to help me see inside walls, under floors, above ceilings, and behind storage items.
I’d want me to have that, too, if I were you.
Because it’s the things we can’t see that scare us.
In fact, if I could choose a superpower, X-ray vision would be my second choice.
Talk about cornering the market. No other Overland Park home inspector would stand a chance (even with an IR camera).
Unfortunately, it’s not possible.
Fortunately, our 14,000+ inspections go us to where we can spot inconsistencies and hidden issues like an eagle spots a field mouse.
Plus, all of our home inspections are guaranteed.
Because Overland Park home inspections are NOT created equal
Since 2003, I’ve personally inspected over 14,000 homes, invested tens-of-thousands of dollars, and thousands of hours improving our Overland Park home inspection service while also creating methods that help us avoid the same mistakes other inspectors make.
We don’t have to do this. We do it because doing good work makes our lives easier.
This is why we’re better this year than we were last year.
Or the year before. Or the year before that.
But we’re not just experienced or obsessed with improvement.
#1 – We’re different from other Overland Park home inspection companies.
And not just different for the sake of being different.
For example, most Overland Park home inspection companies check around 400 items.
Our MaxInspect™ System, not only helps us check 100% of the items we can hear, see, touch, and smell (about 2000 in the average home), we’ve adopted a gravity process that tracks cracking and water damage so we can understand the full scope those issues have on the home.
And because we look beyond the surface, we’re also looking for items that are missing, along with checking certain items in a particular order to flush out the annoying glitches we only find AFTER we move in.
This gives you maximum leverage during negotiations and a crystal-clear picture of what you’re buying.
#2 – We explain things in a way our mom would understand (love you, mom!)
I’m talking about a 69-year old hippie who saw the Rolling Stones play at the Altamont Speedway in 1969.
That’s why we developed the 10Key™ Comment Method that digs deeper into each defect by answering the 10 key questions EVERY report MUST ask in order to:
- Fully reveal its cause and extent of damage
- Answer your most burning 🔥 questions
You get all the information you need – when you need it – written in plain language anyone can understand.
Very few Overland Park home inspectors have the experience or skill to do this.
And no one goes to these lengths because it’s too much trouble.
But we do because we like happy customers, good reviews, and repeat business.
So, no matter WHO sees your report – or WHEN, it will be just as easy to read and understand as it is today.
#3 – Our Service
Alot of home buying homework happens at night so we’ll always respond to your emails and messages LONG AFTER normal working hours.
And when it’s all over, we’ll give you a quick follow-up call a couple of days after your OVERLAND PARK HOME INSPECTION to make sure you got the report as promised, answer any questions you have after reading it, and make sure you’re happy with our service.
I can’t predict the future.
And as much as I want to, it’s not possible (this superpower would be my first choice).
I’ll never be able to tell you if something will break, leak, or crack within the next hour let alone the next week, month, or year.
I wish I could, but I can’t. No one can.
I can only see what’s happening now and look for past problems to help avoid future issues.
You might not like this – or want to accept it – but you have to (just like I do).
Thankfully, it’s not all doom and gloom.
Because we take your Overland Park home inspection very seriously.
So if something pops up or falls through the cracks after you move in, we’ll work with you to find a solution.
This should come as no surprise.
Shoot, professional baseball players only get it right 25% of the time and they make millions.
Sometimes I run late and sometimes things get overlooked, information gets misunderstood, and people get upset.
It doesn’t happen often anymore, but it’s still a possibility.
And I’m proud to report I’ve paid my dues many times over:
In fact,
Q: “What do you get when you cross a new Overland Park home inspector with a garage door opener and a 12-pack of soda?”
A: Red faced, a big sticky mess, and broken garage door opener.
But those are the types of mistakes you’ve gotta survive to become great at something.
And I do not take them lightly.
That’s the reason I have insurance, warranties, and guarantees.
So, if something goes wrong later, we’ll talk about it and work toward a fair solution.
But avoid the Overland Park home inspector who doesn’t embrace mistakes or acts perfect because it means they can’t admit when they’re wrong and you won’t want to be around when it does.
There’s nothing worse than finding out about a problem through a bad review – or from someone else.
Because it doesn’t give us a chance to make it right.
You see, no matter how gifted the home inspector, how thorough the home inspection, how many home inspections they’ve done, how careful they are, or how hard they try, something will EVENTUALLY go wrong.
There are just too many items, too many distractions, and too many unknown variables. Especially when some of the most important things are hidden above ceilings, under floors, and behind storage items.
And despite the obstacles, an experienced home inspector has an intuition that helps him uncover most issues, anyway.
But as you already know…it’s IMPOSSIBLE for a Overland Park home inspector to find every problem or know when something might break, crack or leak.
So, if something goes wrong after your home inspection, don’t forget – no matter who you use – your Overland Park home inspector is only human and did the best they could with what they had during the time they were there.
Just contact them for a fair resolution.
6 Things To Know BEFORE Your Overland Park Home Inspection
An Overland Park home inspection is not always the most straightforward part of the home buying process.
So, it’s pretty common for a little mystery and confusion to creep in as you’re shopping around.
This can bring up important questions like…
Why Are the prices so different?
Can I be there?
What happens if something gets missed?
Let’s clear the smoke…
You might have hopes for x-ray vision to help me see inside walls, under floors, above ceilings, and behind storage items.
I’d want me to have that, too, if I were you.
Because it’s the things we can’t see that scare us.
In fact, if I could choose a superpower, X-ray vision would be my second choice.
Talk about cornering the market. No other Overland Park home inspector would stand a chance (even with an IR camera).
Unfortunately, it’s not possible.
Fortunately, our 14,000+ inspections go us to where we can spot inconsistencies and hidden issues like an eagle spots a field mouse.
Plus, all of our home inspections are guaranteed.
Because Overland Park home inspections are NOT created equal.
Since 2003, I’ve personally inspected over 14,000 homes, invested tens-of-thousands of dollars, and thousands of hours improving our Overland Park home inspection service while also creating methods that help us avoid the same mistakes other inspectors make.
We don’t have to do this. We do it because doing good work makes our lives easier.
This is why we’re better this year than we were last year.
Or the year before. Or the year before that.
But we’re not just experienced or obsessed with improvement.
#1 – We’re different from other Overland Park home inspection companies.
And not just different for the sake of being different.
For example, most Overland Park home inspection companies check around 400 items.
Our MaxInspect™ System, not only helps us check 100% of the items we can hear, see, touch, and smell (about 2000 in the average home), we’ve adopted a gravity process that tracks cracking and water damage so we can understand the full scope those issues have on the home.
And because we look beyond the surface, we’re also looking for items that are missing, along with checking certain items in a particular order to flush out the annoying glitches we only find AFTER we move in.
This gives you maximum leverage during negotiations and a crystal-clear picture of what you’re buying.
#2 – We explain things in a way our mom would understand (love you, mom!)
I’m talking about a 69-year old hippie who saw the Rolling Stones play at the Altamont Speedway in 1969.
That’s why we developed the 10Key™ Comment Method that digs deeper into each defect by answering the 10 key questions EVERY report MUST ask in order to:
- Fully reveal its cause and extent of damage
- Answer your most burning 🔥 questions
You get all the information you need – when you need it – written in plain language anyone can understand.
Very few Overland Park home inspectors have the experience or skill to do this.
And no one goes to these lengths because it’s too much trouble.
But we do because we like happy customers, good reviews, and referral business.
So, no matter WHO sees your report – or WHEN, it will still be just as easy to read and understand as it is today.
#3 – Our Service
Alot of home buying homework happens at night so we’ll always respond to your emails and messages LONG AFTER normal working hours.
And when it’s all over, we’ll give you a quick follow-up call a couple of days after your OVERLAND PARK HOME INSPECTION to make sure you got the report as promised, answer any questions you have after reading it, and make sure you’re happy with our service.
I can’t predict the future.
And as much as I want to, it’s not possible (this superpower would be my first choice).
I’ll never be able to tell you if something will break, leak, or crack within the next hour let alone the next week, month, or year.
I wish I could, but I can’t. No one can.
I can only see what’s happening now and look for past problems to help avoid future issues.
You might not like this – or want to accept it – but you have to (just like I do).
Thankfully, it’s not all doom and gloom.
Because we take your Overland Park home inspection very seriously.
So if something pops up or falls through the cracks after you move in, we’ll work with you to find a solution.
This should come as no surprise.
Shoot, professional baseball players only get it right 25% of the time and they make millions.
Sometimes I run late and sometimes things get overlooked, information gets misunderstood, and people get upset.
It doesn’t happen often anymore, but it’s still a possibility.
And I’m proud to report I’ve paid my dues many times over:
In fact,
Q: “What do you get when you cross a new Overland Park home inspector with a garage door opener and a 12-pack of soda?”
A: Red faced, a big sticky mess, and broken garage door opener.
But those are the types of mistakes you’ve gotta survive to become great at something.
And I do not take them lightly.
That’s the reason I have insurance, warranties, and guarantees.
So, if something goes wrong later, we’ll talk about it and work toward a fair solution.
But avoid the Overland Park home inspector who doesn’t admit mistakes because it means they won’t take responsibility when they’re wrong and you won’t want to be there when they are.
Good Overland Park home inspectors have made a career out of finding defects.
This experience also gives them a certain amount of firsthand knowledge about their possible causes.
They’ll use this knowledge to shed light on the problem so you can make BETTER homebuying decisions. It may include things like possible causes, amount of damage, who to call, and even the cost to fix.
But they are NOT a specialist. They’re more like you’re family doctor.
And no matter how confident they make you feel about the situation, if your home inspector tells you to have it checked by a professional, be sure to listen.
Because they are NOT a professional contractor.
So, follow their advice to get the MOST ACCURATE answers straight from the source.
There’s nothing worse than finding out about a problem through a bad review – or from someone else.
Because it doesn’t give us a chance to make it right.
You see, no matter how gifted the home inspector, how thorough the home inspection, how many home inspections they’ve done, how careful they are, or how hard they try, something will EVENTUALLY go wrong.
There are just too many items, too many distractions, and too many unknown variables. Especially when some of the most important things are hidden above ceilings, under floors, and behind storage items.
And despite the obstacles, an experienced home inspector has an intuition that helps him uncover most issues, anyway.
But as you already know…it’s IMPOSSIBLE for an Overland Park home inspector to find everything or know when something might break, crack or leak.
So, if something goes wrong after your home inspection, don’t forget – no matter who you use – your OVERLAND PARK HOME INSPECTOR is only human and did the best they could with what they had during the time they were there.
Just contact them for a fair resolution.
30 Min. Home Inspection Checklist – Only $18.99
30 Min. Home Inspection Checklist – Only $18.99
Would YOU Like To
Check The Bones
YOURSELF Before Your Overland Park Home Inspection?
13 Pages Fully Illustrated
Immediate PDF delivery + flipbook
Save time and hundreds (sometimes thousands) in wasted home inspection fees
By finding out for yourself if there are major issues hiding in plain sight BEFORE the home inspection
This Homebuyer
Shopped Around First
Tyler was a no-nonsense first-time homebuyer who interviewed a few home inspectors before finally choosing us.
When it was over, we only asked him 3 questions:
1. What do you think about our service?
2. Which services did you order?
3. Would you recommend us to others?
This is what he said.
Free Gifts With Your Overland Park Home Inspection
Building Materials Lifespan – New for 2023
From adhesives to
swimming pools. Find out how long things last
so you’re never off
guard. – $17.99 value
Cost Estimates Guide – New for 2023
From sod to septic systems. Get an idea of how much things cost so you’re not taken to the bank when it breaks. – $19.99 value
Home Maintenance for Dummies – 2nd Edition
You might be a little cuckoo
if you don’t crack this open when it’s time to make
repairs around the
house. – $17 value
Home-Wizard™ Monthly E-newsletter
The AI inside this newsletter will make running your home feel like a well-oiled high-performance machine. –
$89/yr. value
Overland Park Home Inspection Gallery
a small sample of properties we’ve inspected so far in 2023
Frequently Asked Questions
The average full 2000-item full home inspection takes 2.5-3 hours.
A major-items home inspection takes about an hour.
Your home inspection report will always be ready the same day and gets delivered after payment is made.
The answer depends on what you want and need.
‣ Full MaxInspect™ 2000-item inspection:
This is for anyone who wants to know all the details of the all items in and around the home. This is what most people think of when they picture a home inspection.
‣ 5-point major-items home inspection:
This is for anyone who is ONLY interested in the bones. It overlooks basic areas and focuses exclusively on:
- Foundation
- Plumbing
- Roof
- Electrical service
- HVAC System
Payment for your home inspection is not required until your home inspection report is delivered. The payment link will be inside your emails.
We accept:
- Visa
- Mastercard
- Check
- Money order
- Cash
No. Payment is required to receive your report.
Your home inspection report will always be ready the same day and gets delivered after payment is made.
Yes, of course.
A successful home inspection depends on your level of understanding not will not only increase your level of understanding, it will reduce help you make better decisions later.
Yes. I encourage you to do whatever makes you feel comfortable.
But keep in mind that distractions (including loud nearby conversations) will interfere with concentration and thus diminish the quality of the very service you’re investing in me to provide.
Yes. Absolutely. But questions should be asked before the inspection starts or saved for the end when more definite answers can be given.
Great question. Yes.
▶ Take notes and jot down questions.
▶ Send anything strange or confusing to your home inspector before the home inspection.
▶ Know your budget and expectations for the home
▶ Try to attend. There’s nothing better than hearing and seeing the outcome firsthand.
▶ Hold your questions until the end and don’t distract your home inspector while he’s working. You’re free to follow and observe, but questions and loud conversations within earshot are counterproductive.
All your questions will get answered when it’s over.
Congratulations on your new home!
