Home Inspections in Lenexa, KS
Lenexa home inspections from a team led by a Certified Master Inspector®, with photo-filled reports usually delivered the same day.
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A home inspection starts at $329. More than half of the Lenexa buyers we work with choose Bundle & Save, starting at $716, which adds a termite inspection, a radon test, a sewer camera inspection and a floor plan. Every home inspection includes a 30-day home warranty.
Lenexa homes we inspect
Most Lenexa homes we inspect were built in the 1970s and 1980s, with a newer group from the 2000s through today. The typical one was built in the mid-1980s and has about 2,400 square feet, on the larger side for the metro. Two-stories are the most common style, followed by split-levels and ranches, and nearly every home has a full or walk-out basement.
A 40-year-old two-story over a full basement has had decades to settle, and its roof, windows, water heater and HVAC may be on their second or third round. Those are the systems we spend the most time on in Lenexa.
What we commonly find in Lenexa homes
These are the patterns from our inspections of homes inside Lenexa city limits:
- Exterior concrete cracking or settling: about 8 in 10 homes. Driveways, walks, patios and garage floors. Usually cosmetic, but we flag slabs that slope water toward the house.
- Minor foundation cracks: about 2 in 3 homes. Mostly hairline cracks in poured walls with no displacement, like the one pictured below.
- Downspouts emptying next to the foundation: about 6 in 10 homes, and grading that slopes toward the house in about half. Some of that grading was bad enough to rate a Major Concern.
- Wood rot at siding, trim, windows and doors: nearly 6 in 10 homes, and a few cases were serious enough to rate a Major Concern.
- Bath fans that vent into the attic: nearly half of homes. More on that below.
- Missing or non-working GFCI protection: nearly 6 in 10 homes. Usually an inexpensive fix. Here’s why GFCIs matter.
Settling is the Lenexa story
If one theme runs through our Lenexa reports, it’s movement. Along with the foundation cracks above, nearly 6 in 10 homes had settlement cracks in drywall or plaster, and nearly half had doors that rub, stick or don’t latch. In most homes, that adds up to normal settling for a house this age, and we say so plainly.
What we look for is the difference between normal and not. We note cracks that are wide, displaced, leaking or previously repaired, check whether the floors and door frames tell the same story, and recommend a structural engineer when something needs a closer look. About 3 in 10 Lenexa homes showed basement moisture or signs of past water entry, which is lower than Overland Park or Shawnee. That’s why we read the cracks, the grading and the basement walls together instead of one at a time.
In our spring Lenexa inspections, we found water standing in the sump pit more often than in the rest of the year. If you’re buying in winter, a dry pit doesn’t tell you much, so we check the discharge line and grading too. Our guide to gutters and grading covers the easy fixes.
Bath fans, attics and moisture
Nearly half of the Lenexa homes we inspect have at least one bathroom fan that ends in the attic instead of outside. Every shower then pushes warm, wet air into the attic, where it can condense on cold roof sheathing in winter. Over time that can mean stained or moldy sheathing, damp insulation and rusty nails. The fix is usually simple: a duct run to a roof or wall cap. Because we go into the attic when it’s safe to do so, we follow the duct to where it really ends.
The good news: Lenexa homes we inspect show less hail damage than most of the metro, and chimney and garage fire-separation problems are among the lowest of the 12 cities we track.
Sewer lines in Johnson County
In Johnson County Wastewater’s service area, the pipe from your house to the public sewer main is private property. Johnson County Wastewater says the homeowner is responsible for maintaining, repairing and replacing that service line, including its connection to the main (Johnson County Wastewater FAQ). About 7 in 10 Lenexa buyers we work with add a sewer camera inspection for that reason. It’s $200 with your inspection.
Radon in Lenexa
Johnson County tests high for radon. On the 2019 county map from the Kansas Department of Health and Environment and Kansas State University (KDHE data through June 2018), the county averaged 5 pCi/L, and about 43% of results were at or above the EPA’s 4 pCi/L action level (Kansas Radon Program county maps). Kansas real estate contracts must include a radon notice that recommends testing before you buy (K.S.A. 58-3078a). Our radon test starts at $150 with an inspection and is included in Bundle & Save.
Lenexa Inspection Services & Pricing
| Service | With inspection | Standalone |
|---|---|---|
| Home inspection | Starting at $329 | — |
| Bundle & Save (inspection, termite, radon, sewer camera, floor plan) | Starting at $716 | |
| Radon test | Starting at $150 | Starting at $159 |
| 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 $488 |
| 5 Point Inspection (investors and remodelers) | Starting at $275 | — |
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 Lenexa 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. Meet the team.
- Kansas doesn’t license home inspectors, so credentials matter. We follow the InterNACHI Standards of Practice. See what gets inspected.
- Attend-or-refund satisfaction guarantee, and we don’t sell repairs or remediation.
Recent inspections in Lenexa
Notes from our recent Lenexa inspections will be posted here.
Related services
Adding a mold check after spotting attic or basement moisture? See our mold inspections. Buying a rental? See our investor inspections and multi-family inspections, or read what’s included in a standard home inspection.
Nearby areas we serve
Nearby, we also inspect homes in Overland Park, Olathe and Kansas City, MO, plus Shawnee and the rest of Johnson County. See all the areas we serve.
Findings are based on Inspect KC’s own inspections of homes inside Lenexa city limits since 2020, not national averages. Comparisons are to the 12 Kansas City-area cities we track most closely.
Lenexa Home Inspection FAQ
How much does a home inspection cost in Lenexa?
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.
Are foundation cracks normal in Lenexa homes?
Hairline cracks in poured basement walls are common in Lenexa homes and are usually from normal settling and concrete shrinkage. We note any crack that is wide, displaced, leaking or previously repaired, and we recommend a structural engineer when one needs a closer look.
Why does it matter if a bath fan vents into the attic?
The fan pushes warm, moist air into the attic, where it can condense on the roof sheathing in cold weather and lead to stains, mold and damp insulation. Running the duct to an exterior cap is usually a simple fix.
Should I test for radon in Lenexa?
Yes. On the KDHE and Kansas State University map, Johnson County averaged 5 pCi/L, above the EPA’s 4 pCi/L action level. Only a test tells you a specific home’s level. 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 Lenexa Home Inspection?
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