CLIENT REVIEWS
"Thank you for the thorough and informative analysis of our new home. My family and I greatly appreciate your expertise"
"Thank you for the thorough and informative analysis of our new home. My family and I greatly appreciate your expertise"
C. Reynolds
Raymore, Mo.
Raymore, Mo.
In deciding whether
to use Bulldog®, consider our
Mission Statement:
to use Bulldog®, consider our
Mission Statement:
"Our mission is to provide our clients with the highest level of professionalism and moral integrity, requiring all inspectors to meet and maintain rigorous training and standards of practice.
We also strive to exceed the needs & expectations of our clients and exemplify the best that the home inspection industry has to offer by delivering the very best service at the best value, staying abreast all
current industry developments,
and consistently seeking performance reviews to continuously improve service & client loyalty. We commit ourselves to elevating consumer confidence in our s ervices by always demonstrating smart, honest, reliable, & ethical business practices.
Client service & loyalty is always our #1 priority."
We also strive to exceed the needs & expectations of our clients and exemplify the best that the home inspection industry has to offer by delivering the very best service at the best value, staying abreast all
current industry developments,
and consistently seeking performance reviews to continuously improve service & client loyalty. We commit ourselves to elevating consumer confidence in our s ervices by always demonstrating smart, honest, reliable, & ethical business practices.
Client service & loyalty is always our #1 priority."
Ask Mack
Ask Mack is the official FAQ section of Bulldog® Professional Inspection Services. Below is a list of common (and some uncommon) questions we encounter. If your question isn't answered below, submit it and we'll post it, too.
- What is a home inspection?
- How do I choose a Home Inspector?
- What's included in a Bulldog® home inspection?
- Aren't all inspections the same?
- How long will the inspection take?
- Am I missing out on any expertise by not using a professional engineer?
- Does a home inspection warranty or insure my home?
- Why do I need a home inspection?
- What are your qualifications?
- Will you provide a 1st time home buyer with any extra time or help?
- When & how do I pay for the inspection?
- Will you wait to take payment at closing?
- How much does an inspection cost?
- Do I need to be present during the inspection?
- When will I receive the inspection report?
- How will I receive the inspection report?
- Should I get a home inspection for new construction?
- Can a house fail a home inspection?
- When And How Do I Schedule A Home Inspection?
- Why shouldn't I have a friend or family member inspect my new home?
- What if I have questions after the inspection?
- Should I avoid the home inspectors that my real estate agent recommends?
- What is a Call Before Showing (CBS) code? How does it work? How can I obtain the CBS codes for my iBox?
- Will you return to re-inspect major deficiencies or areas you couldn’t access during the scheduled inspection?
- The Final word: If Things Go Wrong After The Inspection
- What is a home inspection?
A home inspection is a visual, non-intrusive, & objective effort to disclose the true material condition of the home on the day of the inspection. At the very least, we inspect the landscaping, exterior, roof, attic, plumbing, electrical & HVAC systems, fireplace(s), interior, basement/crawlspace, foundation, fire safety, and most everything in between. But at its best, our inspection will see you actively participate and involved in what will become an on-site educational course on the finer points of your home. If time permits, we encourage you to take advantage of this rare opportunity to follow a professional around your home who will invite your questions, concerns, and impart key information and advice that will certainly help you sell your home faster and with fewer surprises than you'd experience otherwise.
Back To Question List - How do I choose a Home Inspector?
Call them up and ask about their credentials and experience. At a minimum they should belong to a National Organization like NACHI™, ASHI™, or NAHI™. Make sure you are made to feel comfortable asking questions of the inspector and the firm because if you don't, you won't feel comfortable asking questions at the inspection. You must feel that the inspector is trustworthy, qualified, experienced and attentive of your needs.
Back To Question List - What's included in a Bulldog® home inspection?
That's an important question. We provide some of the most professional and thorough home inspection services available in Kansas City. For a complete explanation of why we are different than other home inspection firms, please visit our Why Bulldog? webpage and Our Services page. You'll be glad you took the time.
Back To Question List - Aren't all inspections the same?
No. While professional home inspection organizations such as ASHI® and NACHIsm have dictated minimum inspection requirements, each individual inspector determines the depth of their inspection and method of reporting. These methods range from hand-written to computer-generated reports and from little as 200 items inspected to the Bulldog® inspection of 1600+ items. Bulldog® also uses the finest home inspection software available, combining detailed, common-sense comments with vivid digital, color photos to highlight areas of particular interest or concern. This translates into maximum clarity and understanding, letting you rest assured that it'll be easy to read and understand.
Also, the price will vary based upon several factors including the size and age of your home. An exact fee will be quoted when you call or when your schedule your inspection online. And beware of the low-cost inspection! Like all industries, you can find someone who will perform a low priced inspection. But because the cost of a good inspection is still only a fraction of the cost of your home, saving a little money on the inspection is not considered a wise decision.
Back To Question List - How long will the inspection take?
Most Inspections take between 2.5 to 3 hours. These times will vary based on the size, age & condition of the home along with the degree of client involvement. We encourage your participation.
Back To Question List - Am I missing out on any expertise by not using a professional engineer?
No. And for 2 reasons
1. Their knowledge is too specific and too specialized to be used for a professional home inspection
If you hire the right home inspector, you are hiring an experienced professional who has training and experience in all systems and components present in a home. The home inspector will not only evaluate the condition of the mechanical and structural systems in a home, but also to evaluate how these systems are working together and identify areas that need to be monitored, repaired, or in the extreme case, replaced.
A Bulldog® inspection gives you the big picture analysis of the home. Think of us as your family doctor. A person doesn't go straight to a brain surgeon when they have a headache; it's just too expensive and too specialized. You visit your family doctor who will diagnose the problem and then, if necessary, send you to the specialist. That's how the professional engineer and all other specialists (HVAC, foundation, electrician, roofing, etc.) fit into the scope of the inspection process. Occasionally, we may identify the need for a more detailed analysis of one or more of the home's systems or structures and in these cases, the appropriate professional is recommended.
2. You need someone to professionally & objectively communicate their findings.
The importance of this skill cannot be overemphasized. This is what distinguishes the abilities of a professional home inspector from a professional engineer. As a basic necessity, a home inspector is continually educated and experienced in not only verbal communication, but in written communication. By trade, a professional engineer does not have the need to ensure careful consideration is used in the wording of their findings, while a professional home inspector fully understands their role in the sales process and is equipped with both the communication skills and home inspection reporting tools to deliver a timely, thorough, careful, and appropriate 'big picture' analysis of the home.
As a matter of fact, hiring a professional engineer on your own can be a disappointing experience. In the state of Kansas a licensed engineer can perform a home inspection without being certified. The term professional engineer does not mean the individual has training or experience conducting home inspections. Therefore, hiring a professional engineer to complete a home inspection will likely cost you more money and not deliver the results you are looking for or deserve.
Back To Question List - Does a home inspection warranty or insure my home?
No. No home inspection firm will ever be able to predict or anticipate every repair or maintenance item encountered while owning a home. The purchase and ownership of any home brings ongoing maintenance and a certain amount of risk. Annually, you can expect to spend roughly 1% of your home's value on maintenance, but that formula along with the home inspection report is the closest any home inspector can come to predicting future costs and repairs. Also, a home inspection does not represent an insurance policy. All it signifies is the material condition of your home during the day of the inspection. For detailed information on a home warranty, contact your real estate professional.
Back To Question List - Why do I need a home inspection?
Most buyers and sellers lack the skill, knowledge, & emotional detachment needed to inspect their own home. By using the services of a professional home inspector, they can gain a better understanding of the home's material condition through a set of professionally trained & objective eyes and determine whether any items do not function properly or require the attention of an expert.
Back To Question List - What are your qualifications?
All of our inspectors have received extensive professional training and are NACHIsm certified. Our inspectors also strictly abide by the Code of Ethics as set forth by The National Association of Certified Home Inspectors
Back To Question List - Will you provide a 1st time home buyer with any extra time or help?
We're always happy to help all of our clients make an educated home buying decision, particularly if they're a first-time home buyer. We understand how overwhelming the home sales process can feel and will take as much time as necessary to ensure that the material condition of your new home is not one of your concerns. Additionally, we will provide free lifetime support for any home improvement/repair question or concern you may have, including the name of any quality contractor we know and trust.
Back To Question List - When & how do I pay for the inspection?
Payment is due at the conclusion of the inspection. We accept personal checks (made out to Bulldog Professional Inspection Services), cash, money orders, and cashier's checks. If you are unable to attend the inspection, we ask that you mail the check at the time of scheduling or have your representative or agent provide payment at the time of the inspection. An invoice for payments received is always included with your home inspection report.
Back To Question List - Will you wait to take payment at closing?
We discourage it. You see, we realize that the decision to buy or not-to-buy a home often hinges on the outcome of a home inspection. If arrangements are made for payment to be provided at closing and then you decide not to buy the home, then things may get a little sticky in our pursuit to receive timely payment for our services. If it is unavoidable, there is no other option, and prior arrangements are made, then a $50 surcharge is added to the inspection price for this assistance.
Back To Question List - How much does an inspection cost?
A Bulldog® home inspection is basically priced according to 2 factors: the square footage of the home and the age of the home. The reason? The bigger the home and older the home, the longer the inspection. However, don't let the price of the inspection determine whether or not you get one or dictate your choice of home inspector. The knowledge gained from an inspection is well worth the cost, and the lowest priced inspector is not necessarily a bargain. The inspector's qualifications, including his experience, training, and professional affiliations should be the most important consideration.
Back To Question List -
Do I need to be present during the inspection?
You're welcome to attend the entire inspection, but it's not necessary. However, it is important that you be present for the post-inspection wrap up, which occurs at the end of the inspection. This is the time when the inspection findings will be summarized and reviewed for your complete understanding, all current questions will be answered, and the Visual Inspection Agreement will be signed. Even if you are unable to attend, the Bulldog® home inspection report is loaded with detailed findings, supporting color photographs, supporting informational attachments, and 3 summary sections to let you rest assured that understanding your inspection report will be a breeze. In addition, we initiate a 72-hour follow-up with all of our clients to ensure that the report has been received, reviewed, and any remaining questions are answered.
Back To Question List - When will I receive the inspection report?
After the post-inspection process is complete and the results of the inspection are discussed on-site, a complete report with detailed comments, supporting photographs, supporting informational attachments and 3 summary sections will be provided by the end of that same day. Afterward, all you'll have to do is review the report and call your agent to consider your next move.
Back To Question List - How will I receive the inspection report?
Herein lays the best part of a Bulldog® home inspection. There is so much useful and important information packed into our home inspection reports that this is the reason we don't print them out on-site, even though we have the capability. It would just take too long. At the conclusion of each inspection, after we discuss the results of the inspection with you while we're still on-site, we go back to our office to compile all of the information and then we generate the inspection report. Sign up to view a sample report here.
How do we deliver it? By email. By email, how? Well, we email you a link to the report which is uploaded to our website. With Bulldog®, you'll never worry about opening a PDF file (avoiding viruses and compatibility issues) or receiving a printed paper copy that can get lost, ripped, or wet. You will never have to worry about downloading a virus or having your only copy saved on the computer you forgot at home or at work. Our website server will store your entire home inspection report for 5 years, allowing you the convenience of referring back to it, but not having to keep copies saved on a computer that may crash, in an email that can get deleted, or filed away to be lost at home. We will issue you a private and unique username and password and as long as you have them, you'll always be able to log onto our website to retrieve your report. What happens if I lose my username and/or password? Contact us and we'll simply resend them to you. No problem.
Back To Question List - Should I get a home inspection for new construction?
Absolutely. No home is perfect. I have inspected one new home that had an active termite infestation 6 days after it was built and another that had no insulation in the attic. In addition, an inspection before the walk-through can point out defects that can be repaired before you take possession and will provide a thorough "hit list" for the final walk-through with the builder. This will even create fewer service calls to the builder.
So get an inspection on your new construction. It's a fraction your home's value will provide you with a peace of mind that's priceless.
Back To Question List - Can a house fail a home inspection?
No. A professional home inspector will not issue a pass or fail grade on a home. By design, a professional home inspection is an objective examination of the current condition of the prospective home (see "What is a home inspection" above) and should be viewed as an important tool to assist in your overall consideration in the purchase of the inspected home. You may choose to ignore every bit of information within the report (not recommended) or you may use the findings to develop a list of unacceptable conditions to be delivered to the seller. Both cases are legal and both are completely your option. Back To Question List - When And How Do I Schedule A Home Inspection?
You generally have between seven and ten days after your sales contract is signed to get a home inspection. We would advise you to call us as soon as you sign a contract on the prospective home. This will ensure that you can get the inspection done at a time that's most convenient for you and also have the time to schedule any additional specialist inspections, if necessary. When you're ready to schedule your inspection just give us a call or schedule it online, whichever you prefer. We also take scheduling calls on the weekend.
Back To Question List - Why shouldn't I have a friend or family member inspect my new home?
This is the biggest mistake many potential homeowners make when purchasing a home. Although the person you are considering may be very skilled, they are not trained or experienced at professional home inspections (also see "Am I missing out on any expertise by not using a professional engineer?" above). Professional home inspection is a unique skill unlike any other. Professional inspectors get what is called an "inspector's instinct" for problems. That instinct takes extensive training and experience to develop. And as a matter of fact, many contractors and other trades professionals hire a professional home inspector to inspect their own homes when they make a purchase. If they trust us, may you should, too.
Back To Question List - What if I have questions after the inspection?
You can contact us and discuss all aspects of your home whenever you like. Our service is a long-term investment.
Back To Question List - Should I avoid the home inspectors that my real estate agent recommends?
That's an important question and the answer is…Not necessarily. You see, good real estate agents live & breath in the world of real estate. Good agents have been around for years and there's a reason for it…they surround themselves with a team of professionals they can trust – including their home inspectors. They are constantly showered with the advertisements of home inspection companies and with the help of other seasoned agents and their broker, they have weeded out the good inspectors from the questionable, or even bad ones. Again, I'm referring to good agents. In my opinion a good real estate agent is one who understands that there are many homes, but only one client. Good agents work off of referral business and win over their clients with service, experience, and knowledge; they aren't the lucky ones who just happen to answer the phone when you call about a home you just drove by. A good agent is one whose response to a home that gets beat up by a home inspection is:
"Good thing we got it inspected, now let's go find that dream home."With that, am I also suggesting that if an agent only uses one inspector, that it's a good idea to only use them? Not a chance. Be just as selective about your home inspector as you were the agent you chose to work with (that is, if you are working with an agent) and speak to at least 3. Remember, you are compiling a team to work with, so treat all members of your team with the same level of respect and be picky, speak to a few, and choose the best fit for you.
Back To Question List - What is a Call Before Showing (CBS) code? How does it work? How can I obtain the CBS codes for my iBox?
Every KeyBox includes a Call Before Showing (CBS) code that can be activated at the KCRAR. The CBS code, when activated, allows the listing agent to control KeyBox access. Obtaining the CBS code from the listing agent is required to open the KeyBox.
CBS codes are also used by KCRAR affiliate members to enter iBoxes. Affiliate keys are used by home inspectors, radon inspectors and others who require a CBS code for the specific iBox that they need to enter. This limits the access of the affiliate member to entry into only the iBox they need access into and no others; and then for only a 24-hour period.
There are several ways of obtaining a CBS code for your iBox.
- Refer to the original paperwork that was given to you whenever you leased your iBox from KCRAR. The code will be on a yellow sheet with stickers attached containing the iBox serial number, CBS code, and shackle code.
- Register your iBox on the KIM website (www.suprakey.com). Once registered, you may look up your Shackle and CBS codes at any time.
- Use the KIMvoice number (1-888-968-4032). Once you have entered your DisplayKEY serial number (shackle code) and PIN code, you will have the option of obtaining your CBS code.
- Will you return to re-inspect major deficiencies or areas you couldn’t access during the scheduled inspection?
We are sometimes asked to return to the inspected property and re-inspect previously deficient major components or systems after repairs have been made. As a prerequisite to our company performing a re-inspection, the following criteria MUST be met:
- A licensed contractor that specializes in the area or component being repaired and/or replaced must perform the repairs.
For example: roofing repairs must be made by a licensed roofer; foundation repairs must be made by a licensed foundation contractor; electrical repairs must be made by a licensed electrician, plumbing repairs must be made by a licensed plumber, fireplace or chimney repairs must be done by a CSIA Chimney Sweep, etc.1 - The licensed contractor MUST provide receipts that clearly indicate the scope and type of all repair work performed; the type and quantity of material used; and a full description of the work that was done (not just a simple furnace serviced & repaired).
- The licensed contractor MUST state in writing whether or not the repair work is warranted and if so, for how long, and what the warranty covers.
- The licensed contractor MUST state in writing if the warranty is transferable to the new owner and if the same terms transfer to the new owner.
When the above conditions have been met and a re-inspection is scheduled and carried out, the customer agrees that THE SAME LIMITATIONS, PARAMETERS, TERMS AND CONDITIONS THAT WERE OUTLINED IN THE ORIGINAL INSPECTION AGREEMENT WILL APPLY TO THE RE-INSPECTION (refer to the original Inspection Agreement for clarification).
The re-inspection will be carried out on a visual and non-invasive basis and only will only involve the completed repairs. Confirmation of any hidden damages or ancillary repairs carried out that are not readily visible during the time of the re-inspection should be sought from the repair contractors responsible. NEITHER THE INDIVIDUAL INSPECTOR NOR BULLDOG® PROFESSIONAL INSPECTION SERVICES ASSUME ANY LIABILITY OR OFFERS ANY WARRANTY (EXPRESSED OR IMPLIED) FOR ANY REPAIR WORK THAT WAS PERFORMED.
Please note that new repairs can be more susceptible to a greater degree of thermal expansion or contraction than the existing components. Additional attention such as, caulking or sealing shortly after the repairs or following a change of seasons may be in order.
Costs for a re-inspection are as follows:
$195.00 – 1st Hour
$195.00 - Pro-rated every 15 minutes thereafter
Back To Question List - A licensed contractor that specializes in the area or component being repaired and/or replaced must perform the repairs.
- The Final word: If Things Go Wrong After The Inspection
There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed with your home inspection. There are some things we'd like you to keep in mind.
Intermittent Or Concealed Problems:
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.
No Clues:
These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things:
Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractor's Advice:
A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor's opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.
Last Man In Theory:
While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best:
There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice.
As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.
Why Didn't We See It?
Contractors often say, I can't believe you had this house inspected, and the inspector didn't find this problem. There are several reasons for these apparent oversights:
Most Contractors Have No Clue What's Inside or Outside The Scope Of A Standard Home Inspection: All of our inspections are conducted in accordance with the Standards of Practice of The American Society of Home Inspectors. The Standards of Practice specifically state what's included and excluded from the standard home inspection.Back To Question List
Most contractors have no clue this document exists and many of them have a tendency to &blame the Home Inspector& for any issue found, regardless of whether the issue is within the &scope& of the standard home inspection.
Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed.
The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.
A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more.
We're Generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.
An Invasive Look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests.
Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a "money pit". It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.
We Hope This Is Food For Thought!
Quick Contact
Steve Rodriguez - KS & MO
Phone : 816 - 564 - 3081
Adam Staab - NE
Phone : 402 - 889 - 3313
Steve Rodriguez - KS & MO
Phone : 816 - 564 - 3081
Adam Staab - NE
Phone : 402 - 889 - 3313
