Our Services And Packages

But for Bulldog Professional Inspection Services, there’s only two things outside of actual inspections and services that will impact the final price: SQUARE FOOTAGE AND DRIVE TIME.

01/

SQUARE FOOTAGE – $25+

Our price is fixed at $445 up to 1499 sq.ft.

This INCLUDES a state-certified termite inspection, which is something most other companies charge extra for.

From there:

1500-1999sq.ft: + $25

2000-2499 sq.ft: +$40

2500-2899 sq.ft: +$50

2900-3499 sq.ft: +$60

▶ FOR EXAMPLE:

A 2700 sq.ft. house will be $445+ $50 = $495

NOT $445+$25+$40+$50 = $560

For anything above that, call or schedule online.

02/

DRIVING DISTANCE – $86+

This is pretty straightforward.

Our price is fixed within a 50 minute (NOT miles) radius of our address:

Beyond that:

50 min. to 74 min. = +$86

75 min.+ = +$125

▶ FOR EXAMPLE:

If your property is 60 minutes away, you will need to add $86 to the total inspection price.

Two More Worth Knowing

03/

RE-INSPECTION – $291

This is for the times you want us to GO BACK AFTER your home inspection and re-inspect items the seller agreed to repair.

This INCLUDES a report and photos.

04/

TRIP CHARGE – $300

We’ve been around long enough to understand that things don’t always go as planned.

Especially when a home is vacant.

So, if the home isn’t ready for the inspection when we arrive and we need to reschedule, the first trip is free.

But if we reschedule the inspection and the home is STILL not ready the second time we arrive and we have to leave again, this time there will be a $300 trip charge.

This partially covers the cost of occupying a block on our calendar, which makes it unavailable to someone else.

Additional Home Inspections

01/

HOME MAINTENANCE INSPECTIONS

The older your home, the greater the need for home maintenance.

But, not sure where to start?

Our home maintenance inspections highlight maintenance and energy items to help keep your home running at peak efficiency.

Call us to stop wasting energy (and your hard-earned dollars!) through the cracks, gaps and worn-out areas around your home!

02/

NEW HOME WARRANTY INSPECTIONS

Who’s going to help you get the MOST repairs done BEFORE your 12-month builder’s warranty expires?

Especially when it’s easy for a busy life to distract you from all the things that have cracked, bulged, split or broken since you’ve moved into your new home.

Including all the things you CAN’T see.

Our MaxInspect™ Process is perfect for new home warranty inspections. It checks everything we can see, touch, and test so there are no surprises – or regrets – once your first 12 months are gone.

Call us while there’s time.

Additional Services

03/

SHUT-OFF TAGS

Did you know your home has important valves and switches that every homeowner NEEDS to know about?

There aren’t many, but knowing where they are and what they do can make the difference between relief and disaster in an emergency.

That’s why every full home inspection includes colorful tags for all your major shutoff valves.

This includes:

Furnace maintenance switch
Gas shutoff valves
Water heater shutoff valve
Water main valve

This way you can spot them quickly when it matters.

We’ll even show you where they are so there’s no confusion after you move in.

04/

BUILDFAX PROPERTY HISTORY REPORT

The most comprehensive property history report on the market.

Buildfax performs a nationwide search with over 8 billion data points on more than 80 million U.S. commercial and residential structures that cover:

Details on all building permits pulled for the home
Construction history in 8,500+ cities, counties, and townships
Remodels, new construction, pools, demolition, and roofs
All the trades — mechanical, electrical, plumbing
Including names of contractors that performed the work
Compares your home to others in the neighborhood
Lists nearby properties that have had updates performed
Neighborhood construction trends

Click to view a sample report (opens in a new window)

New and confused?
Take Our 3-Question Quiz

Meet Your Home Inspector

Steve Rodriguez - your certified master inspector

Steve Rodriguez, CMI^®

CLICK HERE TO CALL NOW

Award-Winning local Certified Master Inspector^® Steve Rodriguez explains the Bulldog difference:

“There’s more to a 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.”

CLICK HERE TO CALL NOW

FREE – The Ultimate Consumer Guide
To Home Inspections

ultimate consumer guide to home inspections 2023

CLICK THE COVER

New For 2023

113 Frequently Asked Home Inspection Questions

Will you walk on the roof? p. 52

Should I test for radon gas if my house is brand new? p. 110

+ many more

5 Things To Know
Before Your Home Inspection

A 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…

#1 - Home inspectors cannot see through walls

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 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 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 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 home inspection companies.

And not just different for the sake of being different.

For example, most 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 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 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 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.

#4 - Even the best home inspector is not perfect

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 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 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.

#5 - If there's a problem, please let us know first

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 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 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 Home Inspection

A 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…

#1 - Home inspectors cant see through walls

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 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.

That’s because home inspections are NOT created equal.

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 home inspection companies.

And not just different for the sake of being different.

For example, most home inspection companies check around 400 items.

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 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.

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 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 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 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.

#5 - Home inspectors are not professional contractors

Good 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.

#6 - If there's a problem, please let us know first

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.

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 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 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 homebuyers major items inspection checklist

Would YOU Like To
Check The Bones
YOURSELF Before Your Home Inspection?

This no-nonsense field guide is based on our Major-Items Inspection and will help you decide BEFORE your home inspection if the home has good bones or is just a money pit in disguise.

Inner pages sample - 30 Min. Homebuyer's Major Items 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

ONLY $18.99 – CLICK TO LEARN MORE

Mention your purchase when scheduling and get $20 off your home inspection.

Featured Home Inspection

We were told it was a solid house, but what we actually found was much more serious – and expensive – than anyone expected.

click to see the photos

Flat grading on South and West sides of home — Flat grading on North side of home

Light shining in attic in the dark — View of attic space

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 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

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

Click here to compare home inspections.

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!

Our Services And Packages

NO EXTRA FEE WITH A CREDIT CARD

Here’s How It Works

Choose

Choose one of our Shawnee 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 Shawnee home inspection. If you’re against a deadline, the sooner you do this, the better. This gives us the best chance to get it done on the day and time that works best for you.

Inspect

Try to attend. Your Shawnee home inspection will reveal lots of useful 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.

Our Home Inspections & Packages

FULL HOME INSPECTION + TERMITE

BETTER

$445*

2000-item 100% full home inspection

Termite Inspection INCLUDED

ID tags on major shutoff valves

In-depth discussion of 5 major areas

Same-day report

Digital photos and summary pages

Free enrollment in HomeWizard AI Monthly e-newsletter ($89/yr. value)

Free 2023 Home Remodeling Cost Estimates Guide flipbook ($14 value)

Free 2023 Building Materials Lifespan Guide flipbook ($17 value)

Free Home Maintenance for Dummies – 2nd Ed. flipbook ($17 value)

FULL HOME INSPECTION + TERMITE +RADON

BETTER +

$570*

2000-item 100% full home inspection

Termite Inspection INCLUDED

+ 48-hour Electronic Radon Test

ID tags on major shutoff valves

In-depth discussion of 5 major areas

Same-day report

Digital photos and summary pages

Free enrollment in HomeWizard AI Monthly e-newsletter ($89/yr. value)

Free 2023 Home Remodeling Cost Estimates Guide flipbook ($14 value)

Free 2023 Building Materials Lifespan Guide flipbook ($17 value)

Free Home Maintenance for Dummies – 2nd Ed. flipbook ($17 value)

FULL HOME INSPECTION + TERMITE +SEWER

BETTER +

$645*

2000-item 100% full home inspection

Termite Inspection INCLUDED

+ Professional Sewer Scope Inspection

ID tags on major shutoff valves

In-depth discussion of 5 major areas

Same-day report

Digital photos and summary pages

Free enrollment in HomeWizard AI Monthly e-newsletter ($89/yr. value)

Free 2023 Home Remodeling Cost Estimates Guide flipbook ($14 value)

Free 2023 Building Materials Lifespan Guide flipbook ($17 value)

Free Home Maintenance for Dummies – 2nd Ed. flipbook ($17 value)

FULL HOME INSPECTION +TERMITE +RADON +SEWER

BEST

$770*

2000-item 100% full home inspection

Termite Inspection INCLUDED

+ 48-hour Electronic Radon Test

+ Professional Sewer Scope Inspection

ID tags on major shutoff valves

In-depth discussion of 5 major areas

Same-day report

Digital photos and summary pages

Free enrollment in HomeWizard AI Monthly e-newsletter ($89/yr. value)

Free 2023 Home Remodeling Cost Estimates Guide flipbook ($14 value)

Free 2023 Building Materials Lifespan Guide flipbook ($17 value)

Free Home Maintenance for Dummies – 2nd Ed. flipbook ($17 value)

5-POINT MAJOR ITEMS INSPECTION

GOOD

$395*

Major Structural, Mechanical, and Electrical areas

Foundation, Plumbing, Roof, Electrical, and HVAC Systems ONLY

Termite Inspection NOT Included

In-depth discussion at the end

Same-day report

Digital photos and summary pages

Free enrollment in HomeWizard AI Monthly e-newsletter ($89/yr. value)

Free 2023 Home Remodeling Cost Estimates Guide flipbook ($14 value)

Free 2023 Building Materials Lifespan Guide flipbook ($17 value)

Free Home Maintenance for Dummies – 2nd Ed. flipbook ($17 value)

FULL HOME INSPECTION + TERMITE