"Price is what you pay. Value is what you get".----Warren Buffet, CEO of Berkshire Hathaway, parent company of Home Services of America INC, and Reece and Nichols Realtors.
The $200 home inspection.
If you are looking for this type of limited inspection, I can do it for you for $200 for any home up to 2,000 sq. ft. Termite inspection is an extra fee. This report will be sent via email within 48 hours. Basic Kansas S.O.P. inspections can be lower in cost and offered by other home inspectors and home inspection companies. My basic inspections will not include appliances or any appliance connections, include only one window, one door, one electrical outlet, one switch per room, no water pressure checks, no storm windows or storm door checks, will not determine age/life of any home component, etc. all by the new Kansas home inspection laws, rules, and standard of practice. These reports are a basic, minimum standard, and are allowed by the new Kansas Home Inspection Laws and the Kansas Home Inspection Registration Board. I do not recommend this type of inspection. Agreement must be signed by the home buyer before this type of inspection begins.
A lower home inspection price may equate to lower quality, basic reports, lack of education and experience, and probably little if any insurance. If the price point of a home inspection is important to you, you may consider passing on the purchase of the home.
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Full Structural/Mechanical Home inspection; includes Termite Inspection packages start at $350 for most 2 to 3 bedroom homes up to 2,000 sq. ft. Call for quotes on larger 4+ bedroom homes. This is my most popular, complete home inspection package.
Full inspection packages include built-in appliances and all visual and accesssible home areas, such as all windows, doors, electrical items, etc. See the "home inspections" tab at left. Includes water pressure checks where accessible, age/life determination of most home systems, pages of home maintenance suggestions, all pictures taken placed on CD's on site, on site computer generated reports, and free home maintenance consultation by phone for life. Extra fees may be applied on site for foreclosed/damaged homes or homes older than 60 years of age that may have many defects. These homes, and larger ones, may take more time to inspect. Reports on these homes may be delayed and sent next day via email. Call for more information/quotes; calls are free. Larger estate homes with extra living areas, HVAC or outbuildings, full duplexes, call for quote. Average home inspection time on a full home inspection is 3 hours.
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I do not participate in agent office vendor lists or contribute to associations. Some inspectors and/or companies may be paying fees to RE offices or other inspector associations for "advertising", contests, preferred vendor lists, contributions, etc. and may quote you high prices. Just as a low cost inspector, use caution when considering a high cost inspector/company. See the Home Inspections page on this web site for links to other sites that have lists of questions to ask any home inspector. Use caution. Companies listed on these lists of "preferred" vendors may not do the job you want them to.
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In Kansas, a third person may perform the inspection who is dispatched by an office to do the inspection. This person does not have to be licensed or educated. Their report/documents of this type of inspection will be then generated at an office, and signed by a state licensed inspector, who may have not even seen the property. I recommend that any buyer/agent ask the inspector for his/her state license number/qualifications in this situation.
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Radon check with inspection add $125.00 (two kits used). Allow 4 to 6 working days for test results. Radon whole house testing without inspection $150.00 (Homes with finished basements of three+ rooms add $25.00 for extra test kits). New radon laws were recently passed in Kansas that went into effect in July 2011. A form for radon testing will be presented to the client, and results will be reported to the State of Kansas per these new laws. I do not perform radon mitigation. Conflicts of interest can arise when a company/person does radon testing and mitigation. See the radon page on this site as to the reasons why I may be higher in price than other radon test persons. Kansas radon testing #KS-MS-0027
Loft/condo mechanical only inspections start at $169.00 (Limit 2 bedrooms).
Seperate Termite inspection without home inspection; $70.00 Kansas termite inspector #16601.
No fee for mileage. 60 mile one-way limit from Oak Park Mall I-35 and 95th Street, Lenexa, KS on full priced home inspection packages above.
There are many large costs to a home buyer when purchasing a home that ARE NOT negotiable; i.e. appraisal fees, real estate commissions, closing costs, mortgage interest, etc. Any home buyer will gain more knowlege about the purchase of their new home with my full, complete, professional, CMITM home inspection; more than any other real estate transaction area/cost.
Limitation of home inspection liability can be eleminated and unlimited over and above Kansas State Law and/or as stated in the agreement/notice for extra fee per inspection of $300 on full home inspection packages only. Inspection procedures may change. Call for more information on this type of home inspection and report. Average inspection time on this type of inspection is 5 hours. Reports sent via email or regular mail. Other extra fees may be charged for chimney scope, structural engineering report, roofing integrity evaluations, electrical contractor verifications, sewer line video scope, environmental tests, thermo imaging, etc.
You can buy a steak at a truck stop, or at a major steak house. Which one do you want; a $10 steak or a $25 steak? What is the difference in quality? Presentation? Service? I work for you, the home buyer/client, and I am an unbiased third party that informs you of the overall condition of the home you are considering purchasing. I may charge more than other inspectors, but you get my expericence, education, and you will get an inspection by me, a Certified Master InspectorTM.
"That seems alot of money for just a few hours work". I have heard that phrase before. Here is a little story that may explain the phrase. True story.
Pablo Picasso, the painter, was dining at a restaurant in New York City. A fan introduced herself to him and gushed at how thrilled she was to meet the great artist and how she loved his work. Encouraged by Mr. Picasso's polite acceptance, the fan begged "Oh, Mr. Picasso, would you draw me a sketch?" Picasso grabbed some paper, and with a pen sketched the waiters passing parfaits. As the woman reached for the sketch, Pablo Picasso said, "Madame. That will be $10,000." Shocked, she replied, "but that only took you 5 minutes." "No, madame," replied Picasso, "it took me 50 years."
Picasso priced his service to its value, not to the cost of manufacture.
Payment for all and any inspections is due at time of inspection unless otherwise agreed upon. Cash or checks accepted. Inspector reserves the right to hold inspection reports at time of inspection if payment, or arrangement, is not made prior to time of inspection. All utilities to the home should be on and operational to inspect the home properly. A re-inspection fee may apply for second visit. Invoicing at bill at closing no longer accepted.
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