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F
"We were in the process of buying a house while living in a different state. I called Abacus, spoke with
, and explained that we needed a" house inspected we were interested in purchasing, but that we would not be able to come to look at it in person before purchasing it, and that I would therefore need him to do an even more thorough inspection than hopefully he would do anyway. We agreed on a date and when finished, he sent me the inspection report. From the report, there were a few things the house needed to have addressed which we worked out with the sellers. All in all, from Abacus' report, I got the impression the house was in decent condition. We purchased the house, having negotiated the couple of things the inspector mentioned, and finally, after about 6 weeks, rolled with our moving van to the front of the house, seeing it for the first time. Right from the very first sight of it, I noticed that the house had a bit of a "rough" looking exterior. The paint was not in good of shape as Abacus described, and the front porch had paint peeling which was not mentioned in the report. When I walked in the front door, I right away noticed that the wood flooring was in terrible condition. Every single part of it needed to be sanded and restained. Parts of it even had water
on it. No mention of this was in the report. The house was stuffy and being it was end of August, I wanted to open all the windows to let it air out. The house, only being about 1150 square feet, does not have many windows. In fact, it has 15. I wanted to open every one. What I found was that 2 of the 15 windows needed to be pried open by stemming my foot against the wall to give me enough leverage to get it open. One of them was in the living room and the other in the kitchen! Two rooms we spend a lot of time in! The window in the upstairs room opened, but didn't stay open and needed to propped. None of the window issues were ever mentioned in the report. That tells me that he never even checked them. Windows are expensive! Three of the windows also have some kind of film in between the two panes that one cannot get to to clean. So they always look like the have soot or something on them. No mention of this in the report. Upon continuing to check the house, I noticed that the door going to part of the attic as well as the door leading to the basement, scraped the floor so severely when opened, that the wood stain was scraped off where the door was scraping against the floor. Again, no mention of the door problems in the report. Going down to the basement, I noticed that the flight of stairs felt a bit "floaty". Checking the bottom of the steps, I saw that one side was no longer touching the ground. The wood had rotted away. No mention of this in the report. There is a door going from the backyard going to the basement. The second time we used it, the already very wobbly hinges, gave way and the door fell off. There was no mention of the condition of that door in the report. The final and most unbelievable thing I found was a few months later when I decided to take a closer look at the basement (which has flooding issues and a non-working sump pump which also was never mentioned in the report). I initially noticed that the basement was very, very dusty and also that there were small mounds down there and wanted to find out what they were and if I could get rid of them. When starting to work with them, I realized they were a combination of earth and old cement dust which I found odd. I then realized when sweeping things up and trying to get the dust more cleaned up by sweeping the foundation walls in the basement, that the foundation of the house was turning to earth!!! The very foundation of the house is compromised and the inspector never saw this and therefore did not mention it in the report!!! Unbelievable!!! I e-mailed him all of my complaints and never heard back a word from him. All I can say is that we would NEVER have bought this house knowing the problems it had, the condition it was in, and that the very structure that was holding it up, was crumbling back to earth (with many, many small roots growing in it!). Beware of
Inspection.
did a very, very poor job for us. Very, very poor, and when I addressed him about it by writing him with all the issues the house came with that he never noticed, he just ignored it and never got back to us. Extremely unprofessional company, and very poor inspection that is costing us 10s of thousands of dollars. Besides that, we completely overpaid for the house, thinking it was in much better condition than it, in fact, is.

-maryann S.

A
"
exceeded all of our expectations! We have used other inspection companies over the years when purchasing property and
" Company was by far the very best! During the inspection, the inspector would stop and go over items that were in need of repair and/or attention. He took the time to answer all of our questions and address our concerns. A thorough report which included pictures were emailed to us that evening. I definitely will recommend
Inspection to anyone looking for a property inspector!

-Pamela C.

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Local Articles in Grandview

Home inspection

For most of us, our home is the biggest investment we will ever make. For those preparing to buy, a quality home inspection is key. An inspection is usually required for a home purchase. A highly rated home inspector will look at every nook and cranny to gauge structure stability, present and potential dangers. But remember, a home inspection is not a guarantee or a warranty - it may not find everything.

couple stares out apartment window at street
Real Estate Agents, Appraisals - Real Estate, Mortgage Companies, Apartments, Home Inspection, Moving

Is home ownership still the ultimate American dream?

couple buying first home
Real Estate Agents, Home Inspection

Buying a home is one of the biggest decisions you will make in your lifetime.

drones used for home inspection
Home Inspection, Insurance Agencies

The aerial vehicles make checking hard-to-reach places, such as steep roofs, much easier by documenting with photo or video images.

home inspection, oven
Home Inspection

What is a home inspection and is it worth it?

Angie's Answers

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It really depends on where you are and the type of work.  In Texas most home inspectors are only trained in general areas of interest and have no detailed knowledge of construction practices.  Some do after having carrerrs in other fields including engineering or as general contractors/home builders.  If you are wondering if a completed job was done in a professional manner appearance wise and have minor concerns an inspector can help you.  If it is more extensive hire professionals from the different fields to inspect the respective work.  Plumber for the plumbing, electrician for electrical, etc.  An experienced GC or inspector can do an initial inspection and advise you whether you should have the concerns further investigated by the trades.  Remember, they can't tell much about what they can't see so framing and insulation concerns will be hard to verify.

Todd Shell
Todd's Home Services
San Antonio, TX
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It's a little unusual to do this except in cases of fixer-upper properties but you should call a local general contractor with experience renovating/remodeling homes in the neighborhood.  They'll know the typical problems with the homes there and what to look out & budget for.  For example, here in San Antonio many of the homes built in the mid-fifties to 60's have lead drains that were not put in properly or were installed in such a way that repairs are not quick or cheap.  Many homes even older have the same drains but seem to be less hassle to repair.  Homes in my neighborhood have a problem with improper supply lines (wrong type of copper) which break due to corrosion.  Just make sure the contractor you hire to go over the property with you has done significant work on homes in the area on similar homes.

Todd Shell
Todd's Home Services
www.thomeservices.com
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Are the heat pumps commercial or residential units?
Are the heat pumps Package or Split System?
Are there actually 33 PTAC units?
Are you an EPA certified person( refrigerant )?

Here is my suggestion, break it down into manageable portions(ie one heat pump and a few PTAC units every other month) to keep from being overloaded.  
Clean/Replace filters
Check/inspect electrical wiring and connections
Check amperage draw of compressors/motors 
Check capacitance of start and run capacitors
Check contractors/relays for wear/pitting
Check refrigerant levels and record superheated/subcooling
Check external static pressures across air handler(s)
Check deltaT (return and supply air temps) 
Lubricate motors( if applicable)
Inspect Belts/Pulleys( if applicable)
Clean outdoor coils
Clean indoor coils

Start there and HAVE FUN!!! 

Home Inspection reviews in Grandview

A

Rating
I'm very happy that I used
Grandview Home Inspectors Provider Name Locked
for my home and pest inspection. Jedidiah went through the entire house with a fine tooth comb. The final report was comprehensive and easy to read. My real estate agent was also very impressed with the level of detail he provided. The inspection wasn't cheap however, it was worth every penny and I definitely received what I paid for! At first my Father-in-Law thought I was paying to much, but after meeting with Jedidiah, and seeing his attention to detail on everything from small to large, made him quickly change his mind.
What was really above and beyond in my opinion, is that a week or so after I received the inspection report, the seller's of the home I was buying didn't understand a couple of the discrepancies and contacted
Grandview Home Inspectors Provider Name Locked
. At no additional charge, Jedidiah went back to the house to meet with the owner's and took the time to explain everything to them. This helped to have those items repaired, which in the long run saved me money.
If you want a real inspection, by a company that is thorough, and has good communication and a high level of attention to detail, then this company is for you. You get what you pay for, and I'm confident that
Grandview Home Inspectors Provider Name Locked
saved me money from costly future repairs.
- Gary T.
A

Rating
Grandview Home Inspectors Provider Name Locked
was great. Called when he was on his way, arrive on time, and upon arrival asked what my concerns were. After a short chat, he climbed up to the roof, did a thorough inspection and took photos. He even took photos (and included in his report) of areas that needed attention, but weren't necessarily part of the roof, like chimney and wood trim. After he was done, we talked more about what was needed to be done to make repairs, vice replace the entire roof. He went up into the attic to see the roof from the underside, and determined that there was only one roof, not a roof laid on top of an existing one as I had thought, since the previous owner had done a replacement about 15 yrs ago.
Later we discussed putting solar panels on which is something I had been contemplating.
Grandview Home Inspectors Provider Name Locked
was very knowledgeable in that area. He had received training and experience in the Air Force.
I would definitely recommend him again, and will surely call him back in five years when the roof will likely need replacement.
- keith H.
A

Rating
Grandview Home Inspectors Provider Name Locked
was our inspector and he did a fantastic job! The inspection was very detailed including lots of photos. He crawled the entire length of our super horribly low crawl space without a complaint. He was extremely thorough covering every inch of the home. He checked all structural systems, electrical, heating and air, plumbing, and appliances. The inspection and report were completed in the same day. It was a painless experience for us. The overall cost was a little higher than some, but totally worth every dollar!! And the best part about the inspection was the "certified monster free zone" certificate that was given to us for our kids. They thought it was awesome!!! I will never use another home inspection company again, and would highly recommend to anyone I know.
- Rachel J.
N

Rating
After emailing and then talking with
Grandview Home Inspectors Provider Name Locked
on the phone, we decided to have him come out and perform a home inspection on a property we're considering buying.
Grandview Home Inspectors Provider Name Locked
and his assistant arrived early and began with an outside assessment. My wife and I then joined
Grandview Home Inspectors Provider Name Locked
as we reviewed all aspects of the exterior of the house and grounds.
Grandview Home Inspectors Provider Name Locked
pointed out various items (good and bad), and discussed why they were being noted.
We then proceeded to the basement level and
Grandview Home Inspectors Provider Name Locked
examined every aspect including electrical and water systems. This was followed by a room by room review on the first floor: kitchen, dining room, living room bathroom, and bedrooms. This was followed by heading into the attic and checking insulation, leaks, etc. As we went through each room
Grandview Home Inspectors Provider Name Locked
noted and commented on various items.
At every step of the way
Grandview Home Inspectors Provider Name Locked
documented the process by taking photos (at least 124 for this inspection) and keeping notes.
Grandview Home Inspectors Provider Name Locked
answered every question we had, and took his time to explain in detail. After about two and half hours, the onsite inspection ended. We then received a folder with our receipt, a copy of our contract and a few additional items.
Grandview Home Inspectors Provider Name Locked
promised to have the report to us that night and kept that promise.
That evening we received a very detailed and readable report loaded with useful information via email with a note a hard copy could also be provided.
Grandview Home Inspectors Provider Name Locked
also let us know he was available for any follow up questions or concerns raised by the report.
We both appreciate the care
Grandview Home Inspectors Provider Name Locked
gave this inspection and depth of knowledge provided by his report. We ended up much better informed then we expected. We would without hesitation recommend
Grandview Home Inspectors Provider Name Locked
to any of our family or friends.
- Clifford W.
A

Rating
Grandview Home Inspectors Provider Name Locked
was on-time and took his job seriously. He was friendly, knowledgeable, and answered all of our questions. He took his time and we could not be more happy with his work and with
Grandview Home Inspectors Provider Name Locked
!
- Derek & Mollie L.
N

Rating
Geoff
Grandview Home Inspectors Provider Name Locked
the owner of
Grandview Home Inspectors Provider Name Locked
is always punctual , and provides a timely report back to the clients . He is patient and answers all the questions the client asks and explains in terms they understand . I highly recommend
Grandview Home Inspectors Provider Name Locked
for all of your inspection needs !
- Karen S.
A

Rating
Grandview Home Inspectors Provider Name Locked
provided a very thorough and informative inspection. Throughout the inspection he explained what he was doing and why. His inspection uncovered some serious issues that I would not have found on my own. I highly recommend him.
- Thomas C.
A

Rating
Grandview Home Inspectors Provider Name Locked
performed a building inspection on a house we had bid on. At short notice, he was available and punctual. He surveyed the home ahead of our arriving on site in order to thoroughly catalogue his findings with photographs. Once we arrived on site, he patiently walked us through each item and clarified any questions we had. He also provided recommendations on how to address urgent issues. The inspection reports were clear, concise, and well illustrated. In summary, we found
Grandview Home Inspectors Provider Name Locked
and his team to be a knowledgable and professional service provider and would not hesitate in enlisting their work in the future.
- Fikret Aksel C.

Home Inspectors in Grandview, MO

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

$49 Handyman

3411 W 77th Terrace

A Guy with Tools, LLC

105 W Laredo Trail
Raymore

A-1 Window Tint

1250 N Winchester Street

AAA General Contractors

5304 Harry S. Truman Drive
Grandview

AAA RADON SOLUTIONS

404 NE 81st Terrace
Kansas City

AD'S TEAM ELECTRIC, LLC.

9407 Fairwood Dr
Kansas City

Adams Home Inspection

1008 NE Kenwood Dr
Lee Summit

Affordable Construction Co

6401 N Interstate Dr

Affordable Energy Solutions

4445 NE Blue Jay Drive
Lees Summit

AirMD

7700 Congress Ave

AKC Home Inspections, LLC

20022 S. Bridle Lane
Peculiar

Allied Home Inspections Inc

15201 S Seminole Dr

American Home Shield

889 Ridge Lake Blvd

AMERISPEC KC HOME INSPECTIONS

6737 N. Garfield Ave
Gladstone

AVIES

5703 Nieman Rd.

BLUE VALLEY PEST CONTROL

Locations in Overland Park & Lee's Summit

BOAN HEATING & COOLING

12001 E 350 HWY
Kansas City

Bulldog Professional Inspection Services

3724 Broadway Blvd. #1007
Kansas City

C.M. Heflin & Son General Contractor

1204 Cypress Dr.
Greenwood

Cahaba Scapes

2130 11th avenue north

CLAYCO ELECTRIC CO

319 E 11TH AVE
Kansas City

Clint Edmonson

3622 Park Ave
Kansas City

CUSTOM HOME INSPECTIONS

9 C St
Lake Lotawana

DBL ARCHITECTURE + INC.

8031 Wenonga Road

Dennis Sieg

105 NW Cody Dr
Lees Summit

DO IT ALL HANDYMAN

6700 EAST 18th Street
Kansas City

Dog Gone Mold

6347 Stevenson St

Dominion Inspections & Capital Maint Inc

6625 SW 1001 Rd
El Dorado Springs

DOTec Engineering Corp

424 Jefferson St
Saint Charles

Dynamic Home Innovations LLC

1317 R D Mize Rd
Grain Valley

Eagle Inspections, LLC

518 S. Aspen Dr.
Raymore

Ecopest Services LLC

6400 Main Street
Grandview

Home-Wise Inspections

PO Box 1055
Blue Springs

Hudson Plumbing

23208 E Us Hwy 24
Blue Springs

Insight Inspection Services

2813 SE 4Th St
Blue Springs

Insight Pest Solutions

10625 Widmer Rd

InspectorNick.com

P.O. BOX 1101
Lees Summit

K.E. Smith construction

8631 N. Kansas Ave.
Kansas City

Kansas City Master Companies Inc

13501 Arrington
Grandview

Lincoln Douglas, INC

11944 West 95th Street

Lumberjack Construction Inc.

9431 Somerset Drive

Manley Home Inspections, LLC

2125 Bradford Place
Excelsior Springs

Midwest Home Inc

512 E Santa Fe Trl
Kansas City

MIDWEST RADON

25005 W 129TH TER

Mission Mortgage of Kansas City

9401 Indian Creek Pkwy

Modern Fire Safety, LLC

212 W 72nd St
Kansas City

Norton & Schmidt Consulting Engineers

311 E 11th Avenue
Kansas City

Ozark Thermal Inspection

215 Highland Dr
Napoleon

Peak Electric

2205 NW 65th Street
Kansas City

Pinnacle Roofing, Inc.

4705 Northern Avenue
Kansas City

Professional Valuation Services

2812 SE 6th St
Blue Springs

PST Engineering

8141 N Oak Trfy
Kansas City

RC Certified Inspections

15297 S GREENWOOD ST

REO Home Services LLC

408 E College St
Odessa

Residential Engineering Services, LLC

2032 Chateau Place
Raymore

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310

STEVE'S SUPERIOR HOME REPAIRS

22914 s state route D
Cleveland

Stokes Public Adjusters

16470 S. Laurelwood Street

Terminix

9214 Bond St

The Green Collar Institute EETCKC

2402 South 34th Street

The Haas Group LLC

2215 Plank Road

The Inspection Company L.L.C.

2614 NW WOODLAND RD
Riverside

Universal Inspections LLC

15954 S Mur Len Road Suite 210

Value Pest

27225 S Brickplant Rd
Harrisonville

Van Pelt Contracting

7280 NW 87th St
Kansas City

WCC ROOFING CO.

34 Front St
Valley Park

Wingate Pest Management

407 N Fairview Ave
Liberty

Young Remodeling

2517 Jefferson St.
Kansas City

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