Recent Real Estate Investor Inspections Around The KC Area
For Real Estate Investors
Brutally Honest Investor Inspections in the Kansas City Area
Performed by a master inspector who understands ROI, risk, and real-world investing decisions.
Done Right the First Time
I promise to do the inspection correctly from the start and never rush or cut corners.
Personally Inspected Properties
Every inspection is performed by me, never by an employee, apprentice, or amateur.
Same-Day Reports
You receive a complete, plain-English inspection report the same day.
100% Inspection Coverage
If I can see it, touch it, or test it, it will be inspected and reported without exception.
No-Waste Rescheduling Policy
I never charge for the first trip if a property is not ready and needs to be rescheduled.
Free Termite Inspections
Termite inspections are always included with full home inspections for investors.
Why Investors Choose Bulldog
Seeing the Whole Story, Not Just the Defects
Because identifying problems is not enough. Understanding their impact is what protects your investment.
How We Do It Differently
The key is asking the right questions.
Our Kansas City area real estate investor inspection reports are built around 11 critical questions that uncover meaningful insights and explain the true impact of each issue.
Aside from the confidence and experience to avoid being misled, there is a major difference between a seasoned inspector and a cheap one.
Most low-cost inspectors simply list defects. Technically, that meets the minimum requirement of the job. But it does not give you the information you actually need to make smart decisions.
While others provide isolated findings, we connect the dots. We look beyond individual defects to understand how systems interact and what issues truly mean for the property as a whole.
The 11 Questions Our Reports Answer
1. What did I find?
2. Where is it located?
3. What does it mean?
4. What happens if it is ignored?
5. Are there signs of past repairs?
6. Is it a major concern?
7. Has it affected anything else?
8. Has it damaged surrounding areas?
9. What do I recommend?
10. What caused it?
11. Are there signs of previous problems?
How to get 15% discount for life
*Purchase 3 (three) 2000-item KC area real estate investor inspections at full price and your 4th full home inspection (and beyond) comes with a 15% discount.
This means a 1499 sq.ft. home inspection + termite inspection goes from $445 to $378.25.
1Excludes radon testing, major-items inspections, stand-alone services, and sewer scope inspection.
Investor Inspection Services
Our Kansas City Area Real Estate Investor Inspections
Comprehensive, full-scope inspections designed for serious real estate investors.
Full 100% Real Estate Investor Home Inspection
What This Inspection Covers
A 2,000-item, 100% full home inspection
Evaluation of all visible, accessible, and testable components
Structural, mechanical, electrical, plumbing, roofing, and interior systems
Clear identification of defects, risks, and priority items
Sample Reports From 2000-Item KC Area Real Estate Investor Inspections
Investor-Focused Inspections
Major-Items KC Real Estate Investor Inspections
When a property is in rough shape, headed for a full rehab, or you only need clarity on the major systems, our Major-Items Real Estate Investor Home Inspection is the right choice.
Which To Choose?
A Full Inspection or a Major-Items Inspection
Choosing between a full inspection and a major-items inspection depends on a few key factors. Not every property or situation requires the same level of detail, and selecting the right inspection helps you save time, money, and frustration.
There are 3 factors that play a role in deciding whether you should choose a full inspection or a major-items inspection.
- The condition of the home
- The areas most important to you
- The cost
The Full 100% (2000-Item) Home Inspection
Full real estate investor home inspections are for turnkey properties where attention to detail was front-and-center.
This inspection checks 100% of the items we can see, touch, and test (about 2000 items in the average size home) so it’s not designed for properties that are extremely damaged or need to be gutted.
If you order a full inspection on a run-down and damaged property, we will change it to a major-items inspection after we arrive.
The 5-Point Major-Items Property Inspection
This specialized property inspection was originally created in 2005 for real estate investors who did not want a home inspection because everyday inspections wasted too much time, gave them information they didn’t want, and cost them too much money in the end.
Instead, they got amateur lookovers from their front man who would sometimes miss big issues that cost them big bucks later.
So I took the key areas from my full inspection, trimmed the excess, and made the termite inspection available separately (my full home inspections include a free termite inspection).
No more:
- Siding
- Gutters
- Chimneys
- Lights
- Switches
- Outlets
- Windows
- Doors
- Floors
- Interior walls
Now you’ve got the perfect investor home inspection that focuses only on the 5 areas that cause 80% of the most expensive and time-consuming repairs in every home:
- Foundation
- Plumbing
- Roof
- Electrical System
- HVAC System
Since this is so short (about an hour on average) and packed with meaty details, all utilities must be on, pilots lit, and water flowing through the faucets or you’ll miss out on the best information this inspection has to offer.
It’s also ideal for a homebuyer short on time or light on funds. In fact, we even put this into a home inspection checklist anyone can buy and use on every home they visit.
The Cost
The cost of our full real estate investor home inspections + free termite inspection start at $445.
The cost of our 5-point major-items inspection is $395 for a home of any size (there are no discounts with this inspection) and the termite inspection is separate.
Our Experience
Our Multi-Family Inspection Portfolio
Proven inspection experience across a wide range of multi-family properties throughout the Kansas City area.
Sample Reports From Multi-Family Kansas City Real Estate Investor Inspections
Commercial Real Estate Experience
KC Metro Commercial Real Estate Investor Inspections
Inspection experience across office, retail, and mixed-use commercial properties of all sizes in the KC metro.
KC Metro Area Real Estate Investor Inspections FAQs
We’ve answered the most common questions to help you feel informed and confident throughout the inspection process.
Yes. Since a vacant property is unused, I run water through drains for the entire inspection.
Why? Because sometimes it takes 20 or 30 minutes for a leak to form and if I just turn it on and off while I’m in the space, I may miss them (and you’ll hear about it after someone moves in).
This is not done when a property is occupied since the home is being used and operated daily. In these cases, I perform a functional flow test in each bathroom and run the water while I’m in the space to check for past, present, and (hopefully) future leaks.
Good question. There’s a big difference.
Your first 3 FULL home inspections are full price.
The rest will have an automatic 15% discount*.
*NOT available with the major-items inspections and ONLY available with single-family homes.
No.
This is a no frills, ala carte, bare minimum, Spirit airlines kind of inspection.
But it can be added. Just let us know.
This is an important question. Especially if you’re buying an older, vacant home.
First, I’ll NEVER discourage a sewer scope inspection. Even if the property is new. I’ve seen crushed sewer lines in brand-new million-dollar homes before.
That said, here are the times you’ll never want to buy a home without a sewer scope inspection:
- The home is 40+ years old with clay or tile sewer lines
- After a rehab
- Been sitting vacant for any length of time
- Has an absentee owner
- Missing a seller’s disclosure
- The water was turned off to the home
- Occupied by a tenant
- In a rural or mature area
- Has large trees nearby
It’s important because sewer line repairs can range from $500-$30,000.
By the way, we DO NOT perform sewer scope inspections.
Instead, we partner with solid local companies to do them for us.
Just like a sewer scope inspection, I’ll never discourage it, but I’ll tell you why 99.9% of my investors DO NOT order a radon test with their real estate investor home inspections.
1. Before you even order the radon test, you have to be willing to install a radon mitigation system for your tenants if the level comes back high (above 4pCi/L – pronounced picocuries per liter). You no longer have plausible deniability, and once you know, you can’t unknow.
2. Most rentals are pass-through properties, and your tenant may only be there for one or two years, then move on. If that’s the case, the possible effects of radon gas will be minimal.
Here’s what the EPA says about Radon gas.
No.
We don’t know the reason they are shut off and that’s why we ask for them to be lit before the inspection starts.
No. And neither should you. Here’s why…
This is the MOST INSIDIOUS system and we don’t take any chances that might end up causing leaks, moisture damage, and mold in a property you’re about to own.
If we didn’t turn it off, we don’t want to turn it on. There might be leaks, slow drains, sewer problems, disconnected water lines, missing water lines, or a number of other issues we don’t know about.
And even if we get permission to turn it on, it doesn’t always come from someone with first-hand information, and we don’t want to find out the hard way that a repair hasn’t been made.
Plus, in my opinion, your permission matters more than the owner’s since it will be your home, and you should be the one who agrees to any damage this causes.
But just play it safe. If the water is not flowing through the faucets, it’s always best to do whatever it takes to get it turned on by the owner.
This lets them find and fix any leaks BEFORE the inspection so we can do it right the first time.
