Home Inspections in Overland Park, KS
Overland Park 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. Most Overland Park 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.
What Overland Park homes are like to inspect
The typical Overland Park home we inspect was built in the late 1970s and has about 2,300 square feet. Ranches make up nearly half, followed by two-stories, split-levels and split-entries, plus a few condos, townhomes and duplexes. Every home in our recent Overland Park inspections had a full basement, and about a third of those were walk-outs.
That range matters. A 1960s ranch and a 1990s two-story a few streets apart can have very different wiring, plumbing and drainage, so we inspect each house for the weak spots of its own era instead of running one generic checklist.
What we find most often in Overland Park homes
These are the patterns from our recent inspections of homes inside Overland Park city limits:
- Exterior concrete cracking or settling: about 9 in 10 homes. Driveways, walks, patios and stoops. Most of it is cosmetic, but a slab that has settled toward the house sends rainwater straight at the foundation.
- Minor foundation cracks: about 3 in 4 homes. Most are non-displaced cracks we note for monitoring. We call out anything displaced, actively leaking or previously repaired, and we tie it to what we see inside: doors that stick or won’t latch and drywall cracks showed up in about 7 in 10 homes.
- Ceiling stains or patches: about 3 in 4 homes, the highest rate of the 12 Kansas City-area cities we track. We check stains with a moisture meter where we can reach them, so you know whether a stain is old history or an active leak.
- Missing or non-working GFCI protection: about 3 in 4 homes. Common in houses built before current rules, and usually an inexpensive fix. Here’s why GFCIs matter.
- Wood rot: about 6 in 10 homes, at siding, trim, windows and doors.
Water is the big story in Overland Park homes
More than in any other city we track, Overland Park homes show interior signs that water has been where it shouldn’t be. About 7 in 10 had soil that was flat or sloped toward the house, and more than a quarter of all the homes we inspected had grading bad enough that we rated it a Major Concern. About two-thirds had downspouts emptying right next to the foundation, and about 4 in 10 showed basement moisture or evidence of past water entry.
Sump pumps deserve a close look here. Nearly 6 in 10 Overland Park homes we inspect have a sump pump with no battery backup, the highest share of any city we track. A power outage during a storm is exactly when a sump pump is needed most.
Season matters, too. In our summer Overland Park inspections, we found water standing in the sump pit about twice as often as in the rest of the year (60% vs. 29%). A dry pit in January tells you less than you’d think, so we read the pit, the discharge line, the grading and the basement walls together. Our guide to gutters and grading covers the easy fixes.
Older homes, older systems
More than half the Overland Park homes we inspect were built before 1980, and that shows up behind the walls and on the roof:
- Prior foundation repairs in about 1 in 3 homes. Ask the seller for the repair paperwork and whether any warranty transfers to you.
- Cloth-sheathed or single-strand aluminum branch wiring in about 1 in 4 homes. Both are worth a licensed electrician’s evaluation.
- Galvanized or corroded water supply piping in about 1 in 4 homes.
- Hail damage on the roof in more than 1 in 4 homes, all year round, because hail marks stay until the roof is replaced.
A home inspection can’t see inside the sewer line, which on a house this age has been in the ground for decades. A sewer camera inspection shows roots, cracks, offsets and sags before you own them. See typical service lives in our life expectancy chart.
Choosing a home inspector in Kansas
Kansas doesn’t license home inspectors. The state’s registration law expired on July 1, 2013 (K.S.A. 58-4501), so it’s up to you to check who you hire. Here’s who inspects for Inspect KC:
- Bryan Standley, owner and Certified Master Inspector®, InterNACHI certified.
- Tylor Standley and Aiden Finlan, InterNACHI Certified Professional Inspectors. Meet the team.
- We follow the InterNACHI Standards of Practice and Code of Ethics. See what gets inspected.
- Attend-or-refund satisfaction guarantee: attend your inspection, and if you aren’t satisfied at the end of it, we’ll refund the inspection fee.
- Unbiased: we don’t sell repairs or remediation.
Radon in Overland Park and Johnson County
Johnson County tests high for radon. On the 2019 Johnson County map from the Kansas Department of Health and Environment (KDHE) and Kansas State University, which uses KDHE data through June 2018, the county averaged 5 pCi/L across 52,647 measurements. About 43% of those results (22,558) were at or above the EPA’s 4 pCi/L action level, and nearly every ZIP code in the county averaged 4 pCi/L or more (Kansas Radon Program county maps).
The same map warns that area averages can’t predict a specific house, and a neighbor’s result can’t either. The only way to know is to test. Our radon test starts at $150 with a home inspection, and it’s included in Bundle & Save.
Overland Park 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 | — |
| Multi-family inspection | Starting at $199 per building + $75 per unit | |
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.
Investors, rentals and apartment buildings in Overland Park
We inspect Overland Park investment property too, from single-family rentals to duplexes, fourplexes and apartment buildings of up to 40 units. For a rental or flip, our investor 5 Point Inspection starts at $275 and focuses on roof, structure, mechanicals, safety hazards and moisture. For multi-unit buildings, see our multi-family inspection pricing.
Recent inspections in Overland Park
Notes from our recent Overland Park inspections will be posted here.
Other areas we serve
We inspect across Johnson County and the rest of the metro on both sides of the state line, including Olathe, Lenexa, Kansas City, MO, Lee’s Summit, Independence, Blue Springs, Raymore and Belton. See all service areas.
Findings are based on Inspect KC’s own recent inspections of homes inside Overland Park city limits, not national averages. Comparisons are to the 12 Kansas City-area cities we track most closely.
Overland Park Home Inspection FAQ
How much does a home inspection cost in Overland Park?
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 home inspectors licensed in Kansas?
No. Kansas’s home inspector registration law expired on July 1, 2013, so the state doesn’t license inspectors. 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.
Should I test for radon in Overland Park?
Yes. On the KDHE and Kansas State University map, Johnson County averaged 5 pCi/L, above the EPA’s 4 pCi/L action level, and about 43% of measurements were 4 pCi/L or higher. Only a test tells you a specific home’s level. Our radon test starts at $150 with an inspection.
Do you inspect older homes with prior foundation repairs?
Yes. About 1 in 3 Overland Park homes we inspect have had foundation repairs. We document what we can see, note any cracks that are displaced or active, and recommend a structural engineer when something needs a closer look.
Do you inspect condos and townhomes in Overland Park?
Yes. We inspect condos, townhomes and duplexes as well as single-family homes. Your exact price appears in our online scheduler.
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 Overland Park Home Inspection?
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