Real Estate Agent Resources: Home Inspections in Kansas City
Resources and inspection training for Kansas City real estate agents
- About Us and the Way We Inspect
- The 5 Rules for a Flawless Home Inspection
- Get Your Listing Ready for the Home Inspection
- Benefits of Pre-Listing Inspections for Kansas City Listing Agents
- Don’t Forget to Inspect New Construction around the KC Metro
- What We Offer Real Estate Investors
- Is the Home Vacant?
- Prepare Your Buyers for the Home Inspection
- Preferred Vendors
- The Upreach Program
- FAQ: Home Inspections for Kansas City Real Estate Agents
About Us and the Way We Inspect
We’ve been Kansas City’s first and only 25-Under-25 home inspection business since 2019.
This award from Thinking Bigger Business Media recognized us as one of the top 25 businesses in the Kansas City area with less than 25 employees based on community impact, innovation, and service excellence.
Since 2003, we’ve completed over 15,000 home inspections across the Kansas City metro area. We explain findings in plain English, not alarmist language, so your buyers understand what they’re buying without unnecessary panic.
We encourage buyers to attend their inspection and ask questions. This builds their confidence in the home and helps them understand the systems they’ll be responsible for maintaining.
At the end of every inspection, we focus on the five major systems that cause 80% of the most expensive repairs: foundation, plumbing, roof, electrical, and HVAC.
If these systems are in good shape, you’ve got good bones. And if you’ve got good bones, you’ve got a good house.
We deliver same-day reports with enhanced full-color images that show exactly what we found. No waiting days or weeks for results.
Service Areas
Missouri: Kansas City, Lee’s Summit, Blue Springs, Independence, Raytown, Grandview, Belton, Raymore, Harrisonville, Liberty
Kansas: Overland Park, Olathe, Lenexa, Shawnee, Prairie Village, Leawood, Kansas City
Agent Discounts
Military and Civil Servant Discount: $25 off any inspection for active duty military, veterans, police officers, firefighters, teachers, and healthcare workers. Valid ID required at time of inspection.
Referral Discount: $25 off for new colleagues you refer to Bulldog Professional Inspection Services. Discount applies after their first completed inspection.
The 5 Rules for a Flawless Home Inspection
Every Kansas City real estate agent wants smooth home inspections that keep transactions on track. These five rules eliminate common problems that delay closings and frustrate buyers, sellers, and agents.
Rule #1: Property Must Be Ready Before Inspection Starts
Utilities on, water flowing, pilot lights lit, and all areas accessible.
Inspections scheduled before the property is ready waste everyone’s time and delay the transaction. Visit the property yourself or send someone to verify readiness before scheduling.
Rule #2: Encourage Buyers to Show Up
Buyers who attend their inspection understand what they’re buying, see issues firsthand, and ask questions about systems they’ll maintain.
They feel more confident about their purchase and negotiate more reasonably because they understand the difference between major system issues and cosmetic problems.
Rule #3: Don’t Let Buyers Tag Along During the Inspection
Buyers should attend, but shouldn’t follow the inspector room-to-room asking questions during the inspection process.
This slows down the inspection and prevents the inspector from maintaining focus on finding defects. Buyers should arrive during the last 30-45 minutes for a walkthrough where the inspector explains findings and answers questions.
Rule #4: Agent or Representative Must Attend
Someone representing the transaction should be present or available by phone during the inspection.
This ensures questions get answered immediately, access issues get resolved quickly, and everyone stays informed about findings that might affect negotiations.
Rule #5: Coach Buyers Ahead of Time
Help buyers understand that home inspections reveal defects, not determine deal-breakers. No home is perfect. The inspection report is an educational tool, not a repair demand list.
Major systems matter more than cosmetic issues. Their inspector works for them, not against the seller.
Download the 5 rules pdf handout (opens in new tab)
Get Your Listing Ready for the Home Inspection
Kansas City listing agents can help sellers prepare properties for buyer inspections by addressing common issues before inspection day. This preparation reduces buyer concerns, speeds up negotiations, and keeps transactions on track.
Foundation
- Extend downspouts and sump discharge away from foundation
- Slope grading away from structure
- Trim vegetation away from foundation walls
- Seal visible foundation cracks
- Open foundation vents
- Dry out damp crawlspace
- Clear debris from window wells
Plumbing
- Turn on all utilities
- Light all pilot lights
- Ensure water flows through all faucets
- Test sump pump operation
- Fix visible leaks under sinks
- Schedule sewer scope if home is 40+ years old
Roof
- Trim overhanging tree branches
- Clean gutters and downspouts
- Remove debris from roof surface
- Check attic insulation coverage
Electrical
- Test all GFCI outlets
- Install GFCI protection in bathrooms, kitchen, garage, exterior
HVAC
- Service furnace and AC
- Clean or replace air filters
- Clear supply and return vents
- Install carbon monoxide detectors near bedrooms
Maintenance
- Paint peeling siding
- Tuck point loose mortar
- Clean fireplace and chimney
- Test all doors and windows
- Replace cracked window glass
- Check bathroom exhaust fans
- Move firewood away from structure
- Test smoke detectors
- Replace burned-out light bulbs
Access
- Declutter attic, basement, and storage areas
- Unlock attic hatches, basement doors, utility rooms
- Clear 3-foot space around electrical panels, furnaces, water heaters
Benefits of Pre-Listing Inspections for Kansas City Listing Agents
Pre-listing inspections give Kansas City listing agents control over the inspection process.
Instead of reacting to buyer inspection findings during negotiations, sellers identify and address issues on their timeline before listing.
In competitive Kansas City markets where foreclosures and inventory levels challenge listing agents, pre-listing inspections help properties stand out and close faster.
This positions the home as a “Certified Pre-Owned” property that stands out in competitive markets.
Get It Ready Before Buyers Arrive
Pre-listing inspections reveal defects before the home hits the market. Sellers choose which repairs to make, which to price into the listing, and which to disclose upfront.
Repairs happen on the seller’s schedule without costly rush charges associated with fixing items as a consequence of the buyer’s inspection.
No Surprises After the Buyer’s Inspection
When sellers already know what the buyer’s inspector will find, negotiations become predictable.
Kansas City listing agents can price the home accurately, make repairs immediately, make items non-negotiable, exclude items, prepare sellers for realistic buyer requests, and avoid deal-killing surprises days before closing.
The deal is unlikely to snag during the buyer’s inspection when issues are disclosed upfront.
Stronger Offers with Full Disclosure
Homes with pre-listing inspection reports attract serious Kansas City buyers who appreciate transparency.
Buyers make purchase decisions based on emotion and justify those decisions with logic. Full disclosure builds trust, reduces buyer anxiety, and often results in stronger offers with fewer contingencies.
Buyers can also fall out of love with a home just as quickly as they fell in love with it. Why jeopardize the sale by waiting for the buyer’s inspector to develop a long list of unexpected repair items?
Market Your Listing as “Certified Pre-Owned”
When competing listings crowd Kansas City neighborhoods, pre-listing inspections differentiate your property.
Just like automobile dealerships charge premium prices for Certified Pre-Owned vehicles, Kansas City home buyers will pay more for homes professionally inspected before listing.
This certification confirms no major systems need immediate repair and no known safety hazards exist.
Free Report Cleanup Service
After the seller completes agreed-upon repairs, I’ll update the pre-listing inspection report to reflect completed work.
This revised report shows buyers what was fixed, building confidence in the home’s condition and making the property more marketable.
Report Available Online Free
Pre-listing inspection reports are hosted online with shareable links.
Listing agents can provide access to prospective buyers before they schedule their own inspection, demonstrating the seller’s commitment to transparency and honesty.
$250 Buyer Walkthrough Credit
Sellers who purchase a pre-listing inspection receive a $250 credit toward a buyer walkthrough.
When their home sells, the buyer can schedule a walkthrough where I explain inspection findings in person at no cost. This reduces post-inspection confusion and keeps transactions moving forward.
Don’t Forget to Inspect New Construction around the KC Metro
New construction homes in the KC area need professional inspections just like resale properties.
City inspectors verify code compliance during construction phases, but they don’t inspect completed homes with the same thoroughness as a professional home inspector hired to protect the buyer’s interests.
Same Price as Buyer’s Inspection
New construction inspections cost the same as standard buyer inspections. Kansas City real estate agents can include new construction inspection contingencies in purchase agreements without additional expense to buyers.
Timing: After Work is Complete, Before Builder Walkthrough
Schedule new construction inspections after all work is complete but before the final builder walkthrough.
This timing gives buyers the inspection report in hand during the walkthrough, allowing them to address unfinished work, code violations, and installation errors directly with the builder before closing.
Common New Construction Issues Found in Kansas City
I focus on unfinished work, code violations, and installation errors commonly missed by the builder, sub-contractors, and city inspectors in Kansas City new construction homes:
- HVAC systems installed wrong
- Electrical panels not finished
- Plumbing drains disconnected
- Poorly installed windows and doors
- Flooded basements
- Missing attic insulation
- Clogged drains
- Overflowing showers
- Missing appliances
- Incomplete work
- Grading and drainage issues
- Missing light fixtures
- Missing outlets and switches
- Missing smoke and carbon monoxide detectors
- Missing handrails
- Sewer line breaks
New construction inspections protect Kansas City buyers from builder mistakes and ensure homes meet quality standards before closing.
What We Offer Real Estate Investors
Kansas City real estate agents work with investors who need fast, thorough inspections with same-day reports.
We specialize in investor inspections and understand ROI, rehab budgets, deal timelines, A/B/C neighborhoods, and acquisition criteria.
Full 100% Inspections (2000-Item)
Our primary inspection service for turnkey properties where all utilities are on and the home is in decent shape. Checks 100% of items we can see, touch, and test. Includes free termite inspection. Same-day report delivery.
Major-Items Inspections (5-Point)
Created specifically for investors buying rough properties headed for complete rehab.
Focuses only on the bones: foundation, plumbing, roof, electrical, and HVAC.
Skips cosmetic items like siding, gutters, windows, doors, and interior finishes.
Faster inspection, lower cost, meaty details only.
Multi-Family & Commercial
We inspect duplexes, 4-plexes, apartment buildings (up to 300+ units), warehouses, office space, restaurants, strip malls, and mixed-use properties.
Multi-family inspections cover 100 units per day. Reports ready same day.
15% Lifetime Discount
Investors who purchase 3 full-price inspections receive 15% off their 4th inspection and every inspection after that for life. A 1,499 sq.ft. home inspection with termite inspection drops from $445 to $378.25.
The Whole Story, Not Just Defects
Our investor reports answer 11 key questions for every defect found:
- What is it?
- Where is it?
- What does it mean?
- What happens if ignored?
- Any past repairs?
- Major concern?
- Affected other areas?
- Caused damage?
- What’s recommended?
- What caused it?
- Any past problems?
This helps investors understand impact and run accurate repair numbers.
Vacant Property Guidelines
For vacant properties, all utilities must be on, pilot lights lit, and water flowing through faucets before inspection starts.
This prevents missed issues, avoids water damage from surprise leaks, and ensures investors get complete information to run accurate numbers.
Sample Reports
We provide sample reports for full inspections, major-items inspections, and multi-family properties at different age ranges (5 years, 45 years, 122 years old) so investors know exactly what to expect before ordering.
Is the Home Vacant?
Vacant properties need extra preparation to get complete inspection information.
Here’s how Kansas City real estate agents can help ensure smooth inspections and avoid delays.
All Utilities Must Be On Before Inspection Starts
Water, electricity, and gas must be turned on with all pilot lights lit before the inspection begins:
- Water (most important)
- Electricity
- Gas
When utilities are off, we can’t test plumbing systems, HVAC equipment, electrical circuits, or appliances. Your buyers miss critical information they’re paying for.
Water Must Be Flowing Through Faucets
Water turned on at the street but shut off at the main valve inside isn’t enough. Water must be actively flowing through faucets when we arrive.
We don’t open water main valves or city shutoff valves because:
- Water was turned off for a reason (usually leaks or plumbing problems)
- Turning on water without knowing why it’s off causes flooding and property damage
- Owners who turn on water themselves find and fix leaks before the inspection
- This keeps your transaction on track and prevents rescheduling delays
How We Inspect Vacant Properties
During vacant property inspections, we run water through all drains for the entire inspection. Leaks sometimes take 20-30 minutes to form, and running water continuously reveals slow leaks before buyers move in.
For occupied properties, we perform standard functional flow tests since daily use already reveals active leaks.
Benefits of Proper Preparation
When utilities are on and water is flowing before we arrive:
- We inspect 100% of systems your buyers are paying for
- Repairs happen on the seller’s timeline without rush charges
- Transactions stay on schedule without rescheduling delays
- Your buyers get complete information to make informed decisions
Prepare Your Buyers for the Home Inspection
Kansas City real estate agents can help buyers get the most from their home inspection by setting proper expectations before inspection day.
These are the key things for you and your buyers to know:
What It Is and What It Isn’t
✅ A home inspection is a visual examination of the home’s condition at the time of inspection.
✅ It identifies defects in major systems and components.
🚫 It’s not a code compliance inspection, warranty, guarantee, or appraisal.
The inspection reveals what’s wrong (and right), not whether the home is worth buying.
What’s Included
Our full home inspection checks over 2,000 items including:
- Foundation
- Plumbing
- Roof (including attic)
- Electrical system
- HVAC system
- Exterior
- Interior
- Basement or crawlspace
- Garage
- Appliances
- Windows
- Doors
- Outlets and switches
- All visible accessible components.
Every full home inspection also includes a free termite inspection.
What’s Not Included
There are limitations to a home inspection. We don’t:
- Inspect areas we can’t see or access (behind walls, under floors, inside sealed systems).
- Move furniture, stored items, or personal belongings.
- Test well water quality
- Check for environmental hazards beyond radon (if ordered separately)
- Predict future component lifespan.
Radon testing and sewer scope inspections are available as separate add-on services.
It Happens in a Single Visit
The entire inspection happens in one visit lasting 2-4 hours depending on home size, age, and condition.
It will not get broken up into multiple trips or days because of rain, snow, blocked areas, or locked doors.
This is why it is crucial that all areas be open, unblocked, and accessible before the inspection starts.
How to Participate
Buyers should attend their home inspection but shouldn’t engage the inspector in conversation while he’s working.
This slows down the inspection and prevents the inspector from maintaining focus.
When to Show Up
Buyers are welcome to arrive at anytime, but the summary at the end is the most importime time to attend.
Understand the Major Areas
We focus on discussing the results of the five major systems at the end of every inspection because they cause 80% of the most expensive and time-consuming repairs:
- Foundation
- Plumbing
- Roof
- Electrical
- HVAC
If these five systems are in good shape, you’ve got good bones.
And if you’ve got good bones, you’ve got a good house.
Everything else can be fixed, updated, or replaced over time without breaking the bank.
Remind Them That No Home Is Perfect
Every home has defects. Even new construction homes aren’t perfect.
The inspection report will list everything we find, but not many things are a deal-breaker.
We’ll help your buyers stay focused on major system issues and safety hazards so they don’t get sidetracked by cosmetic problems or minor maintenance items when it comes to buying a home.
VA and FHA Loans
For VA loans, we produce a separate $75 paid invoice for the termite inspection so buyers can get reimbursed at closing.
Here are the current VA inspection guidelines (opens in new tab).
This is required by the VA and separates the termite inspection cost from the home inspection invoice for proper VA loan documentation.
For FHA loans, additional compliance inspections may be required depending on property age and condition.
FHA has specific requirements for health and safety items including defective paint on homes built before 1978, proper grading and drainage, mechanical system operation, and adequate crawl space access and ventilation.
Here are the current FHA inspection guidelines (opens in new tab).
Preferred Vendors
Kansas City real estate agents and their clients need reliable contractors for repairs discovered during home inspections.
Our preferred vendor list includes licensed, insured professionals we’ve worked with and trust.
We maintain relationships with contractors across multiple trades who understand inspection findings, provide accurate estimates, and complete quality work on reasonable timelines.
These vendors serve the Kansas City metro area and surrounding communities.
Our preferred vendor network includes:
- Foundation repair specialists
- Licensed plumbers
- Roofing contractors
- Electricians
- HVAC technicians
- General contractors
- Pest control companies
- Radon mitigation specialists
- Sewer scope and repair services
We do not receive referral fees or compensation from any vendors on our list.
Recommendations are based solely on quality of work, professionalism, and reliability serving Kansas City homebuyers and sellers.
Agents and clients are free to choose any licensed contractor. Our preferred vendor list simply provides a starting point for obtaining repair estimates and scheduling work.
The Upreach Program
Instead of skipping the inspection because they can’t afford it, Kansas City real estate agents can help these deserving families access world-class home inspection services through our Upreach Program.
Once a month, we give away a complete inspection package valued at $775 to one Kansas City family with genuine need.
What’s Included in the Free Inspection Package
- Full home inspection
- Termite inspection
- Electronic radon test
- Sewer scope inspection
This complete package gives families the full scope of inspection services they need to avoid expensive surprises after moving in.
How the Upreach Program Works
Families submit their story explaining why they need assistance with inspection costs.
Applications work on a first-come, first-served basis each month. The family with the first real need that month receives the free inspection package.
Kansas City real estate agents can refer clients who are financially stretched from down payment, closing costs, and moving expenses but still need thorough inspection services to protect their investment.
Program Benefits for Agents
Referring clients to the Upreach Program demonstrates your commitment to helping families achieve homeownership even when budgets are tight. Your clients remember agents who helped them overcome financial obstacles during the home buying process (especially one as large as this).
The program removes inspection cost barriers without compromising on quality or thoroughness.
Families receive the same comprehensive inspection services from one of Kansas City’s top-rated home inspection company.
FAQ: Home Inspections for Kansas City Real Estate Agents
2-4 hours depending on home size, age, and systems. Older Kansas City homes (60+ years) or homes with crawlspaces, outbuildings, or complex HVAC take longer.
Yes. If you have a tight inspection contingency deadline, let me know when scheduling and I’ll prioritize report delivery for Kansas City real estate agents.
Yes. However, based on Rule #4, I strongly recommend you or a team member attend to manage expectations in real time.
If utilities are off, key areas are locked, or access is blocked, we will discuss rescheduling to avoid an incomplete inspection and re-inspection fees.
Yes. New construction inspections are scheduled after the work is complete but before the builder’s final walkthrough. I focus on unfinished work, code violations, and installation errors commonly missed by city inspectors.
Sellers hire me to inspect before listing. This identifies issues early, allows repairs on the seller’s timeline, and reduces buyer negotiation stress for Kansas City real estate agents.
Everything we can see, touch, and test including the foundation, plumbing, roof, electrical, HVAC, exterior, interior, attic, crawlspace, and safety items. Every inspection follows InterNACHI’s Standards of Practice and includes a complimentary termite inspection.
Radon testing, sewer scopes, mold testing, and specialty inspections. These require separate scheduling and fees. I’ll recommend these when conditions warrant.
Yes. I inspect rental properties, flips, and investment purchases across the Kansas City metro. Investor inspections focus on major systems, deferred maintenance, and repair cost estimates. I also offer a 15% investor loyalty discount.
