Home Inspections in Grandview, MO
Grandview home inspections from a team led by a Certified Master Inspector®, with clear, photo-filled reports usually delivered the same day.
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A home inspection starts at $329. Most of our recent Grandview buyers add a sewer camera inspection, and most choose Bundle & Save, starting at $716, which adds a termite inspection, a radon test, the sewer camera inspection and a floor plan. Every home inspection includes a 30-day home warranty.
Grandview homes we inspect
Most Grandview homes we inspect were built in the 1960s and 1970s. The typical one dates to the early 1970s and has about 1,800 square feet. About half are ranches, with split-levels, two-stories and some townhomes in the mix. Most have a full or walk-out basement, and a few sit on crawlspaces.
Many of these homes are on their second or third roof, furnace and water heater, with 50-year-old drain and supply lines underneath. We also inspect duplexes and small rentals here for investors.
What we commonly find in Grandview homes
These are the patterns from our inspections of homes inside Grandview city limits:
- Grading that slopes toward the house: about 8 in 10 homes (45 of 57), vs. 69% across Eastern Jackson County and 65% across all the Kansas City-area homes we’ve inspected. In about half of all the Grandview homes we inspect, it was bad enough to rate a Major Concern.
- Prior foundation repairs or wall movement: nearly half of homes (26 of 57), about twice the 24% across Eastern Jackson County and 22% across all the Kansas City-area homes we’ve inspected. Steel wall braces like the ones pictured below are one of the signs we see most.
- Basement moisture or signs of past water entry: about half of homes (28 of 57), tied for the highest share among the Kansas City-area cities we track, and it shows up in every season.
- Downspouts emptying next to the foundation: about 3 in 4 homes, and exterior concrete cracking or settling in nearly 9 in 10.
- Roof wear: about 6 in 10 homes had granule loss, exposed nails or damaged shingles, and about 1 in 4 homes had roof wear rated a Major Concern. Hail damage, on the other hand, turned up in fewer than 1 in 10 Grandview homes, vs. 17% across all the Kansas City-area homes we’ve inspected.
- Galvanized or corroded water supply piping: about 3 in 10 homes, vs. 18% across Eastern Jackson County and 19% across all the Kansas City-area homes we’ve inspected. Older steel pipe narrows inside as it corrodes, which shows up as low water pressure and, eventually, leaks.
- Trees and shrubs against the roof or siding: more than half of homes, vs. 44% across Eastern Jackson County and 43% across all the Kansas City-area homes we’ve inspected.
See how Grandview compares across the Kansas City area in our 2026 findings from 1,335 home inspections.
Grading and foundations: the Grandview story
In Grandview, water and foundations go together. When soil slopes toward the house and downspouts empty at the wall, the ground next to the basement stays wet. Over the years, wet soil against a basement wall adds pressure and moisture, and that’s how a grading problem can turn into a foundation repair. In our fall Grandview inspections, every home we inspected had grading flagged, compared with about 2 in 3 the rest of the year.
When we find a prior repair, we don’t treat it as a deal-breaker. Many repairs are done well and hold up. We note the type of repair, look for new cracking or movement around it, and recommend that you ask the seller for the paperwork and any transferable warranty. If something needs a closer look, we recommend a structural engineer. Foundation movement can also damage the underground sewer line, so we recommend a sewer scope on any home with foundation movement or prior repairs.
The good news: regrading soil and extending downspouts are usually inexpensive, and they protect the foundation and basement at the same time. Our guide to gutters and grading covers the easy fixes.
Sewer lines and backflow valves in Grandview
In Grandview, the city maintains the public sewer mains, and the private service line from the house is the property owner’s. If a backup comes from the private line, the city says the owner is responsible for clearing the blockage and repairing the line, and city crews won’t evaluate your private service line (City of Grandview, Sanitary Sewer). On a 1960s or 1970s home, that line has had 50 years of tree roots and ground movement around it. More than 8 in 10 of our recent Grandview buyers added a sewer camera inspection. It’s $200 with your home inspection.
Grandview also runs a 50/50 Backflow Program: after you get three written estimates from plumbers licensed to work in Grandview, the city reimburses half of the lowest quote for a backflow valve, up to $1,000, once the work passes a city inspection (same source). A backflow valve helps keep sewage from backing up into the basement when heavy rain overloads the sanitary sewers. If the sewer scope or the basement suggests a backup risk, it’s worth asking about.
Radon in Grandview
The Missouri Department of Health and Senior Services says radon is present in every county in Missouri, and 1 in 3 homes tested in its residential testing program were above the EPA’s 4.0 pCi/L action level (Missouri DHSS radon). Missouri has no radon testing rules for home sales, so testing before you buy is up to you. Our radon test starts at $150 with your inspection and is included in Bundle & Save.
Grandview Inspection Services & Pricing
| Service | With inspection | Standalone |
|---|---|---|
| Home inspection | Starting at $329 | — |
| Bundle & Save (inspection, termite, radon, sewer camera, floor plan) | Starting at $716 | |
| 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 |
| 5 Point Inspection (investors and remodelers) | Starting at $275 | — |
| Multi-family inspection (duplex and up) | See multi-family pricing | |
Your price depends on the home’s size and age and the services you choose. You’ll see your exact price in our online scheduler. See all pricing.
Your Grandview 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, so we can usually fit your inspection inside a short contract window.
- Laura Jarrell, office manager, handles scheduling and questions before and after your inspection. Meet the team.
- We follow the InterNACHI Standards of Practice. See what gets inspected.
- We don’t sell foundation repair, waterproofing or sewer work, so our findings have no sales angle.
Recent inspections in Grandview
Notes from our recent Grandview inspections will be posted here.
Nearby areas we serve
Nearby, we also inspect homes in Kansas City, MO, Belton, Raymore and Lee’s Summit, plus the rest of south Kansas City. See all the areas we serve.
Based on 57 Inspect KC inspections in Grandview, data through October 21, 2026 (homes inside Grandview city limits), not national averages. Add-on shares and home sizes come from our inspection records; recent means our Grandview inspections since late 2023. Comparisons are to Eastern Jackson County and to all the Kansas City-area homes we’ve inspected.
Grandview Home Inspection FAQ
How much does a home inspection cost in Grandview?
Home inspections start at $329. Bundle & Save, which adds termite, radon, a sewer camera inspection and a floor plan, starts at $716. Your price depends on the home’s size and age and the services you choose, and you’ll see your exact price in our online scheduler.
Should I worry about a prior foundation repair in Grandview?
Not automatically. Prior repairs are common in Grandview homes, and many hold up well. We note the repair, look for new movement around it, and recommend asking the seller for the paperwork and any transferable warranty. If something needs a closer look, we recommend a structural engineer.
Why is grading such a big deal on Grandview homes?
Soil that slopes toward the house sends rain to the foundation, which leads to basement water and can push on the walls over time. Grading is the most serious common finding on our Grandview reports, and it’s often one of the cheapest to fix.
Who is responsible for the sewer line in Grandview?
The property owner. The City of Grandview maintains the public mains, but the private service line from the house is the owner’s to clear and repair. A sewer camera inspection is $200 with your home inspection.
Should I test for radon in Grandview?
Yes. Missouri DHSS says radon is present in every Missouri county and about 1 in 3 homes in its testing program were above the EPA action level. Only a test tells you a specific home’s level. Our radon test starts at $150 with an inspection.
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 Grandview Home Inspection?
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