House hunting in Shawnee or Lenexa? Love that for you. The search is fun. The scrolling, the tours, the dreaming — it’s all part of the journey. But once that dream house turns into an accepted offer, things get real. Fast.
The Inspection Period: What You Really Need to Know
This is where most buyers hit the “I didn’t know that” stage. And the biggest surprise? The Inspection Period.
Usually, buyers get 10 calendar days (in both Kansas and Missouri) to check out allllll the things: HVAC, plumbing, sewer lines, radon, roof, electrical, foundation, attic insulation, appliances, siding — basically everything that keeps your home from turning into a very expensive surprise party.
It’s Not Scary — It’s Smart
This part isn’t about fear. It’s about being smart. You’re not hunting for a perfect house (spoiler alert: they don’t exist). You’re collecting facts. That way, you walk into homeownership knowing exactly what you’re getting into — and avoid getting stuck with a $12,000 sewer line you didn’t budget for.
Why Inspections Are More Than a Checklist
Home inspections aren’t just a box to check. They’re a strategy. And having a good buyer’s agent (hi, that’s me 👋) means knowing what matters, what doesn’t, and what you can negotiate later. Trying to read inspection reports solo? That’s like diagnosing a rash on WebMD — guaranteed panic.
Heads Up: This Is Coming
So while you’re busy touring homes and picking favorites, just know this part is on the horizon — and it’s wildly important. Most buyers don’t think about it until they’re under contract. You’re already ahead of the game.
🎬 Up Next: The Resolution Period
Part 2 of this Buyer Series covers the Resolution Period — where you decide what to ask for, what to let go, and how to negotiate repairs or credits like a pro. It’s where I do some of my best work.
Ready to Rock Your Home Search?
In the meantime, if you’re in the home search phase and want a no-pressure, expert guide who knows the Johnson County real estate market, I’m here for it. Let’s do this the smart, confident, easy way because having the right buyer’s agent in your corner is an absolute game-changer.
Cheers, Heather Brulez, REALTOR®
