Home Inspections in Leawood, KS
Leawood home inspections from a team led by a Certified Master Inspector®, with detailed, photo-filled reports usually delivered the same day.
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A home inspection starts at $329. Most of the Leawood buyers we work with add a sewer camera inspection and a termite inspection, and about half choose Bundle & Save, starting at $716, which also includes a radon test and a floor plan. Every home inspection includes a 30-day home warranty.
Leawood homes we inspect
Most of the Leawood homes we inspect are established homes from the 1950s through the 1970s, plus a smaller number of 1980s to 2020s builds. About 7 in 10 are ranches, the rest are two-stories, and nearly all sit on a full or walk-out basement. The typical one we inspect is close to 3,000 square feet, larger than most of the metro.
A well-kept 60-year-old house still has 60-year-old parts. Chimneys, original wood trim and windows, older wiring and aging plumbing are where the money is on most Leawood reports, so that’s where we spend our time.
What we commonly find in Leawood homes
These are the patterns from our inspections of homes inside Leawood city limits. The top three each turned up in about 8 in 10 Leawood homes, and two of them, chimneys and GFCI protection, are the highest shares among the Kansas City-area cities we track:
- Chimney crowns, fireboxes or a needed sweep: about 8 in 10 Leawood homes, the highest share among the Kansas City-area cities we track (vs. 48% across Johnson County). Cracked crowns, worn firebox mortar and flues due for cleaning. A few were serious enough to rate a Major Concern.
- Wood rot at siding, trim and windows: about 8 in 10 Leawood homes, vs. 56% across Johnson County and 50% across all the Kansas City-area homes we’ve inspected. Window boxes, sills, fascia and door trim on painted brick homes are the usual spots.
- Missing or non-working GFCI protection: about 8 in 10 Leawood homes, the highest share among the Kansas City-area cities we track (vs. 60% across Johnson County). Common in older kitchens, baths, garages and exterior outlets. Here’s why GFCIs matter.
- Roof wear, drainage and concrete: about 7 in 10 homes each. Granule loss, exposed nails or damaged shingles (a few rated Major Concern), downspouts emptying at the foundation, and cracked walks and drives.
- Older wiring: more common than average. Cloth-insulated or single-strand aluminum branch wiring turned up in about 1 in 4 Leawood homes, vs. 17% across Johnson County and 15% across all the Kansas City-area homes we’ve inspected. Receptacle wiring defects such as open grounds and reversed polarity are common too.
- Upkeep items: exterior paint and caulking, loose toilets, and doors that rub or don’t latch each appear in more than half of homes. Small on their own, but they add up on a repair list.
See how Leawood compares with the rest of the metro in our 2026 Kansas City home inspection findings, region by region.
Fireplaces and chimneys in Leawood
Masonry fireplaces are part of the appeal of an established Leawood ranch, and they’re one of the three most common items on our Leawood reports. The concrete crown on top of the chimney cracks with age, water gets into the brick, and every freeze makes it worse. Inside, we look at the firebox, damper and hearth, and we note when a sweep is due.
A home inspection is a visual check from the roof and the firebox. It can’t see inside the flue. That’s why we offer a Level 2 masonry chimney inspection, starting at $189 for the first flue with your inspection, the level of inspection the chimney industry recommends when a home changes hands. Read more in what a cracked chimney crown means and what it costs.
Older wiring and plumbing behind the walls
Many Leawood homes have been updated cosmetically, with new kitchens, baths and flooring, while the original wiring and supply piping stay in the walls. We open the electrical panel, test a representative number of outlets, and note cloth-insulated or single-strand aluminum branch wiring, missing GFCI protection and amateur add-ons. Galvanized or corroded supply piping turned up in some of our Leawood homes too. None of that is unusual for a 1960s house, but it’s worth knowing before you close, because some insurers ask about it.
What we see nearby in Johnson County
Leawood homes share soil, weather and building eras with their neighbors. Across our inspections in nearby Overland Park, Olathe, Lenexa and Shawnee:
- About 6 in 10 homes had minor foundation cracks, usually from normal settling and concrete shrinkage.
- About 1 in 3 showed basement moisture or signs of past water entry.
- More than a third had a sump pump with no battery backup, so a power outage in a storm can mean a wet basement.
Those are Johnson County patterns, not Leawood-only numbers, but they’re the same things we check on every Leawood basement.
Radon in Leawood
On the 2019 Johnson County radon map from the Kansas Department of Health and Environment and Kansas State University (KDHE data through June 2018), the county averaged 5 pCi/L. Most of the ZIP codes that cover Leawood (66206, 66209 and 66224) averaged 4 pCi/L or more, the EPA’s action level, and 66211 averaged between 2.0 and 3.9 pCi/L, the only Johnson County ZIP code below 4 on that map (Kansas Radon Program county maps). A lower area average doesn’t make any one house safe. The map itself warns that it can’t predict the level in a specific home. Kansas contracts must include a radon notice that recommends testing before you buy (K.S.A. 58-3078a). Our radon test starts at $150 with your inspection.
Sewer lines in Leawood
Leawood is in Johnson County Wastewater’s service area, where the service line from the house to the public main, including its connection to the main, is the homeowner’s to maintain and replace (Johnson County Wastewater FAQ). On a line that may be 50 or more years old, that’s worth a look. A sewer camera inspection is $200 with your home inspection.
Leawood Inspection Services & Pricing
| Service | With inspection | Standalone |
|---|---|---|
| Home inspection | Starting at $329 | — |
| Bundle & Save (inspection, termite, radon, sewer camera, floor plan) | Starting at $716 | |
| Level 2 masonry chimney inspection (first flue) | Starting at $189 | Starting at $239 |
| Sewer camera inspection | Starting at $200 | Starting at $250 |
| Radon test | Starting at $150 | Starting at $159 |
| Termite inspection | Starting at $80 | Starting at $119 |
| Mold inspection (up to 2,500 sq ft) | Starting at $338 | Starting at $538 |
Your price depends on the home’s size and age and the services you choose; larger homes are priced by square footage. You’ll see your exact price in our online scheduler. See all pricing.
Your Leawood inspection team
- Bryan Standley, owner, Certified Master Inspector® and InterNACHI certified, leads our team of inspectors.
- Tylor Standley and Aiden Finlan, InterNACHI Certified Professional Inspectors.
- Laura Jarrell, office manager, coordinates scheduling, access with the listing agent and add-on services. Meet the team.
- Kansas doesn’t license home inspectors, so credentials matter. We follow the InterNACHI Standards of Practice. See what gets inspected.
- We don’t sell repairs, chimney work or remediation, so our findings have no sales angle.
Recent inspections in Leawood
Notes from our recent Leawood inspections will be posted here.
Nearby areas we serve
Nearby, we also inspect homes in Overland Park, Olathe, Lenexa, Shawnee and, across State Line Road, Kansas City, MO. See all the areas we serve.
Based on 17 Inspect KC inspections in Leawood, data through October 21, 2026 (homes inside Leawood city limits), not national averages. Because Leawood is a smaller share of our work than its neighbors, we describe Leawood patterns in rounded terms and show nearby Johnson County results (Overland Park, Olathe, Lenexa and Shawnee) separately. Comparisons are to Johnson County and to all the Kansas City-area homes we’ve inspected.
Leawood Home Inspection FAQ
How much does a home inspection cost in Leawood?
Home inspections start at $329, and larger homes are priced by square footage. Bundle & Save, which adds termite, radon, a sewer camera inspection and a floor plan, starts at $716. You’ll see your exact price in our online scheduler.
Do I need a chimney inspection when buying in Leawood?
If the home has a masonry fireplace, we recommend one. Chimney items are the most common finding on our Leawood reports. A home inspection checks what’s visible from the roof and the firebox, and a Level 2 inspection, starting at $189 for the first flue with your inspection, looks inside the flue.
Is older wiring common in Leawood homes?
It’s more common here than average: about 1 in 4 Leawood homes we inspect, vs. 15% across all the Kansas City-area homes we’ve inspected. We find cloth-insulated or single-strand aluminum branch wiring in some 1950s to 1970s Leawood homes, even ones with updated kitchens and baths. We note it so you can get an electrician’s opinion and check with your insurer before closing.
Should I test for radon in Leawood?
Yes. Johnson County averaged 5 pCi/L on the KDHE and Kansas State University map, above the EPA’s 4 pCi/L action level. Even in a ZIP code that averaged lower, a single house can test high. Our radon test starts at $150 with an inspection.
Are home inspectors licensed in Kansas?
No. Kansas doesn’t license home inspectors, so ask about training and certification. Our owner, Bryan Standley, is a Certified Master Inspector®, and Tylor Standley and Aiden Finlan are InterNACHI Certified Professional Inspectors.
When will I get my report?
Usually the same day, by email link, with photos and plain-English recommendations you can use for your repair request.
Ready to Schedule Your Leawood Home Inspection?
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