Home Inspections in Independence, MO
Independence home inspections for mid-century ranches, older bungalows and fieldstone basements, from an Eastern Jackson County team led by a Certified Master Inspector®.
After Lee’s Summit, Independence is one of our busiest cities. Since late 2019 we’ve inspected nearly 250 homes here, and our inspectors work in town every week. Most of what we inspect is older and more compact than the rest of the metro, so we spend our time on wiring, plumbing, basements and foundations.
The Independence housing stock
The typical Independence home we inspect was built around 1961. About 4 in 10 were built before 1960, roughly three-quarters before 1980, and only about 1 in 8 in 2000 or later. The median size is about 1,500 square feet. Basements are most common, but crawlspaces and slabs come up often enough that we check crawl access and moisture on every job that has one. We also see a few fieldstone foundation walls in the oldest homes.
Independence also brings us more investor and remodel work than the newer suburbs. If you’re looking at a rental or a fixer-upper, ask about our 5 Point Inspection or our investor inspections.
Common findings in Independence homes
From a sample of 80 Independence homes we inspected, compared with Eastern Jackson County and all the Kansas City-area homes we’ve inspected, and what each finding means for a buyer:
- Plumbing leaks. Half the homes (40 of 80) had a plumbing leak or signs of a past leak, the highest share among the Kansas City-area cities we track, and 19 of those homes were rated a Major Concern. We show where each one is so a plumber can confirm whether it’s still active. About 1 in 5 homes (17 of 80) had galvanized or other older supply-pipe issues. Galvanized pipe rusts from the inside and can cut water pressure, so the question for a buyer is how much life it has left.
- Older electrical. Cloth-sheathed or single-strand aluminum wiring turned up in nearly 4 in 10 homes (31 of 80), more than twice the 15% we see across Eastern Jackson County. Outlet wiring defects (43 of 80) and open junction boxes (39 of 80) are common too, and we tell you what an electrician should look at first.
- Basement water. 37 of 80 homes (46%) showed basement moisture or past water entry, vs. 36% across Eastern Jackson County and 33% area-wide. Grading toward the house turned up in 55 of 80, and in 34 we rated it a Major Concern. Regrading and downspout extensions are the usual first fixes.
- Floors and framing. Uneven floors showed up in 14 of 80 homes (18%), well above the area rate (10%). In older homes that usually means framing that has moved over the decades, and we say when a structural engineer should take a look.
- Hail. We found hail damage on 19 of 80 roofs (24%), vs. 18% across Eastern Jackson County. It matters for both the roof’s remaining life and an insurance claim.
How we counted: based on a sample of 80 homes we inspected through October 2026. Data through October 21, 2026. Comparisons are to Eastern Jackson County and to all the Kansas City-area homes we’ve inspected.
Curious how Independence stacks up? See what we found in 1,335 Kansas City-area home inspections.
Independence sewer laterals: who pays for what
Independence has its own policy for sewer laterals. Since a 1995 code change, the city’s Municipal Services Department may repair structural lateral failures in the public right-of-way or sewer easement when excavation is needed. Root ingrowth and blockages are still the owner’s responsibility, and the owner has to show proof first with a plumber’s camera inspection with the failure marked (City of Independence: Right-of-Way Lateral Failure Repair). With so many 1950s and 1960s laterals in town, about 7 in 10 of our Independence buyers in the last 12 months added a sewer camera inspection. It’s $200 with your home inspection.
Radon testing in Independence
Missouri DHSS reports radon in every county in the state (Missouri DHSS radon). Fieldstone walls, older block basements and crawlspaces don’t keep it out, and only a test tells you the level. Our radon testing partner uses KDHE-certified radon measurement technicians with continuous monitors that take hourly readings over a 48-hour minimum. It starts at $150 with your inspection.
Independence pricing
A home inspection starts at $329. With an older house it often makes sense to add a sewer camera inspection and a radon test, or to choose Bundle & Save, starting at $716. That covers the inspection, termite, radon, sewer camera, a floor plan and the 30-day warranty.
| Service | With inspection | Standalone |
|---|---|---|
| Home inspection | Starting at $329 | — |
| Bundle & Save (inspection, termite, radon, sewer camera, floor plan) | Starting at $716 | — |
| New construction or 11-month warranty inspection | Starting at $329 | — |
| 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 |
| Level 2 masonry chimney (1st flue) | Starting at $189 | Starting at $239 |
| Asbestos sample testing | Starting at $130 | Starting at $230 |
| Detached garage (up to 3 car) | Starting at $88 | Starting at $188 |
| 5 Point Inspection (investors/remodelers) | Starting at $275 | — |
Pricing depends on the home’s size and age and the services you add. Our online scheduler shows your exact price before you book, or see the full pricing page.
Your Independence inspection team
- Bryan Standley, owner, holds the Certified Master Inspector® designation and InterNACHI certification (ID NACHI17091308).
- Tylor Standley and Aiden Finlan, InterNACHI Certified Professional Inspectors, give us the schedule to fit your inspection period.
- Laura Jarrell, office manager, schedules your inspection and answers report questions. Meet the team.
- Every home inspection includes a 30-day home warranty from Guard Home Warranty and our attend-or-refund guarantee. We don’t sell repairs, so nothing in your report is a sales pitch.
Recent inspections in Independence
Notes from our recent Independence inspections will be posted here.
Independence Home Inspection FAQ
How much is a home inspection in Independence?
Home inspections start at $329. Bundle & Save, with termite, radon, a sewer camera inspection and a floor plan, starts at $716. The online scheduler shows your exact price based on the home’s size, age and the services you choose. See our pricing page.
Do you inspect older homes with cloth wiring or galvanized pipe?
Yes. Nearly 4 in 10 of the Independence homes we inspected had older wiring, and about 1 in 5 had galvanized or other older supply-pipe issues. We show where we found it and what to have an electrician or plumber evaluate.
Will the City of Independence fix a broken sewer lateral?
Sometimes. The city may repair structural failures in the public right-of-way or sewer easement, but roots and blockages are the owner’s responsibility. A sewer camera inspection before you buy shows the line’s condition first.
Do you inspect crawlspaces?
Yes. When it’s safe to enter, we check access, moisture, insulation, visible plumbing and framing.
Can you inspect a rental or a fixer-upper?
Yes. We offer full home inspections, investor inspections and a 5 Point Inspection for remodelers and investors.
When will I get my report?
Usually the same day, delivered by email link with photos and clear recommendations.
Schedule Your Independence Home Inspection
Book online or call us, and we’ll find a time that fits your inspection period.
Nearby areas we serve
Next door to Independence, we inspect homes in Blue Springs, Grain Valley, Lee’s Summit, Raytown and Kansas City, MO. For multi-unit buildings, see our multi-family inspections. See all the areas we serve.