Local, thorough, and easy to understand, from an Eastern Jackson County team led by a Certified Master Inspector.
Buying a home in Independence is one of the biggest decisions you’ll make, and you usually have only a few days to decide whether the house is right. Inspect KC gives you a clear picture of the home’s condition before your inspection window closes—so you can negotiate repairs with confidence instead of inheriting someone else’s problems.
Owner Bryan Standley, a Certified Master Inspector® based in nearby Lee’s Summit, leads a team of local, InterNACHI-certified inspectors who work in Independence every week.
Why Independence Buyers Choose Inspect KC
- Led by a Certified Master Inspector®. Our local team is led by owner Bryan Standley, who holds the CMI® designation and InterNACHI certification (ID NACHI17091308).
- Reports, usually the same day. Visually rich, photo-filled reports delivered by email link—usually the same day—with clear recommendations you can turn into a repair request.
- 30-Day Home Warranty. Every home inspection includes a 30-day warranty from Guard Home Warranty.
- Attend-or-refund satisfaction guarantee. If you attend your inspection and aren’t satisfied at the end of it, we’ll refund your inspection fee.
- Unbiased. We don’t sell repairs or remediation—our only job is to tell you the truth about the house.
Independence Inspection Services & Pricing
Most buyers choose our full bundle—starting at $716: residential inspection, termite inspection, radon test, sewer camera inspection, and a floor plan, plus the 30-day warranty. See all pricing.
| Service | With inspection | Standalone |
|---|---|---|
| Home inspection (a la carte) | Starting at $329 | — |
| Radon test | Starting at $150 | Starting at $160 |
| Sewer camera inspection | Starting at $200 | Starting at $250 |
| 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 | — |
| Asbestos sample testing | Starting at $130 | — |
| Detached garage (up to 3 car) | Starting at $88 | — |
| 5 Point Inspection (investors/remodelers) | Starting at $275 | — |
| Pre-offer walk-through | Starting at $199 | — |
Pricing depends on the home’s size, age, and location and the services you choose. You’ll see your exact price in our online scheduler.
What We Look For in Independence Homes
What our Independence inspections show. Since 2024 our team has inspected more than 130 homes in Independence. The typical home we see there was built around 1964, and about 40% were built before 1960, so many are older than most homes we inspect in Lee’s Summit or Olathe. They also tend to be smaller (around 1,500 square feet), and while most have basements, roughly one in five sits on a slab or crawlspace.
Radon. Radon is a naturally occurring radioactive gas you can’t see or smell, and the only way to know a home’s level is to test. The EPA recommends fixing homes at or above 4 pCi/L. Elevated readings are found throughout the Kansas City metro, including Jackson County, so we recommend a radon test with every Independence purchase.
Sewer lines. The main sewer line from the house to the city connection is usually the homeowner’s responsibility, and a home inspection alone doesn’t see inside it. A sewer camera inspection can reveal root intrusion, cracks, offsets, bellies and older pipe materials before you buy. Older homes are more likely to have legacy pipe materials. That’s why about 7 in 10 Independence buyers we work with add a sewer scope.
Older homes. With so many homes from the 1940s through the 1970s, we pay close attention to aging electrical panels and wiring, older plumbing and drain lines, original windows, and roofs and gutters near the end of their life.
Basements, drainage, and foundations. Many Independence homes have basements, so we pay close attention to grading, gutters, downspouts, and signs of water intrusion. For crawlspace and slab homes, we check access, moisture, and visible plumbing.
How It Works
- Schedule online or call 816-343-9562.
- Attend your inspection (typically 2–4 hours, depending on size and condition) and ask questions as we go.
- Get your report—usually the same day—with photos and plain-English recommendations, and use it to build your repair request.
Independence Home Inspection FAQ
How much does a home inspection cost in Independence?
Our a la carte home inspections are starting at $329, and our most popular bundle (inspection, termite, radon, sewer camera, and floor plan) is starting at $716. Pricing depends on the home’s size, age, and location and the services you choose. You’ll see your exact price in our online scheduler. See our pricing page.
How long does a home inspection take?
Usually 2–4 hours, depending on the size and condition of the home and how many questions you have.
When will I get my report?
Usually the same day, delivered by email link.
Do I need a radon test in Independence?
Testing is the only way to know a home’s radon level, and the EPA recommends action at 4 pCi/L or higher. We recommend testing every home you buy; it’s starting at $150 when added to an inspection.
Do you inspect the sewer line?
Yes. A sewer camera inspection is starting at $200 with a home inspection (starting at $250 standalone) and shows the condition of the main line, which a standard home inspection can’t see.
Ready to Schedule Your Independence Home Inspection?
Book online in minutes or call our office—we’ll help you buy with confidence.