Welcome to Dennis Vogt Home Inspection

Serving South Central Kansas

About Us

Our Services

 Home inspections are intended to provide you, the client, with information about the condition of inspected systems and components at the time of the home inspection.

I offer inspections of new and existing residential structures in the south central Kansas area, including Hutchinson, Wichita, Kingman, and Pratt. 

I often get the question "Would you buy this home?" Ethically, I am not allowed to answer but this I can promise you - I will use every bit of my skills, knowledge and training to answer your questions and minimize your risk when buying your home.

About Us

My Mission

To do my utmost so that the Client is never surprised after the inspection. 

I Started Dennis Vogt Home Inspection LLC. in July of 2017 after 43 years in the residential construction business. A good many home inspectors get into the business as a second career, as I did. So Why Choose me? I have extensive, hands-on experience in almost all aspects of the process of building a home, rather than specializing in one trade. This is important because it allows me to not only to spot and evaluate deficiencies, but to explain them and make recommendations for corrections. 


I carry Errors and Omissions Insurance as well as General Liability. Not every inspector does because it is expensive. Always check to make sure that your inspector is protecting you.

ASHI member.

KAREI member.


I designed my fees to provide the maximum value to you and they are competitive in the marketplace. My fees are based on the square footage of the home. I do not charge extra for older homes or for crawlspaces. Please call or e-mail for a quote.

Mike Holmes of "Holmes on Homes", HGTV

- "The very best inspections do not come cheap. And they shouldn't. Think about it; we're talking about your home, your biggest investment. The more wisely you spend your money in the beginning, the more money you'll save in the long run.

Contact Us

Questions & Estimates

Please reach out at your convenience so we  can discuss your project.  

Dennis Vogt Home Inspection LLC

302 E Smoots Creek Rd, Pretty Prairie Ks, 67570



Monday - Saturday: 8am - 6pm     Sunday: Closed

Site Content

Pre-inspection agreement

       Inspector Name:____________________________________________ Member #_______________        Inspection Co. Name:________________________________________Co. Ph: _________________         Inspection Date:_________________________ Time:______________Co. FAX:________________  ASHI Member Form    Inspection Address:_______________________________________ City:______________________ Client Name(s):_________________________________________________________________________________________________ Contact or Other Info:____________________________________________________________________________________________ 



GENERAL   CLIENT engages COMPANY to conduct a NON-INVASIVE LIMITED visual inspection and provide a written home inspection report. The purpose of the inspection is to inform CLIENT of visually observable material defects of the residence &/or other mutually agreed upon building(s) and readily accessible systems and components contained therein, subject to the Standards of Practice as adopted by the  American Society of Home Inspectors (and freely available at ASHI.ORG).   The inspection and report are performed and prepared for the CLIENT’S sole, confidential, and exclusive use.  CLIENT agrees that CLIENT is bound by the terms of this agreement for any and all related inspections. 

SCOPE OF THE INSPECTION  It is agreed that this inspection will be of readily accessible areas of the dwelling and is limited to visual observations of apparent conditions existing only at the time of the inspection. This inspection will be performed in compliance with the Standards of Practice and Code of Ethics as adopted by the American Society of Home Inspectors.  The scope of the inspection is limited to the items listed herein and within the inspection report pages. The home inspection is limited to a visual examination of one or more of the following readily accessible systems and components:   Heating System, Cooling System, Electrical System, Plumbing System, Structural Components, Foundations, Roof Coverings, Exterior and Interior Components. 

OUTSIDE THE SCOPE OF THE INSPECTION  Unless otherwise stated above or listed in the report, EXCLUDED ARE: latent and concealed defects and deficiencies, including all concealed or inaccessible areas due to cover by: soil, walls, wall coverings, floors, floor coverings, ceilings, furniture, personal property, and/or any other barriers whether permanent or movable; inspection for: termites or other wood destroying insects or organisms and their possible related concealed damage; presence of or danger from potentially harmful biological and environmental substances including: toxic or flammable chemicals, electromagnetic radiation, asbestos, lead-based paint, radon, mold, mildew, bacteria, urea formaldehyde, or any other gases or conditions of air or water quality; private water supply or sewage systems; water softener and purifier systems; sprinkler systems, underground piping and any related storage or mechanical devices; saunas, steam baths, and their related fixtures and equipment; solar heating systems; low voltage, audio/visual, and alarm systems;   furnace heat exchangers; adequacy, efficiency, or prediction of life expectancy of any system or component; property value or appraisal; repair cost estimates; detached buildings; pools and spas; and any other area or item not specifically listed or described within the report.  Inspection is not technically exhaustive and excludes destructive testing or dismantling. THIS REPORT IS NOT A COMPLIANCE INSPECTION OR CERTIFICATION FOR PAST OR PRESENT GOVERNMENTAL CODES OR REGULATIONS OF ANY KIND. CLIENT agrees that COMPANY assumes no responsibility for any item or condition which is considered outside the scope of this inspection. 

DISCLAIMER OF WARRANTY and CONFLICT OF INTEREST   It is understood and agreed that COMPANY is not an insurer and report is not a substitute for a Seller’s real estate disclosure. Report is not a guarantee or warranty as to the adequacy, performance, or continued operation of its structure, components, or systems.  CLIENT acknowledges that COMPANY has not offered or delivered to CLIENT a commission, referral fee, or kickback, and the inspection report fee is not contingent upon the report conclusions or closing of the real estate transaction. 

LIMITATION OF LIABILITY   In the event that COMPANY/INSPECTOR is found to be liable to CLIENT for any acts including errors or omissions which are related to the home inspection or the home inspection report, then the total aggregate for any claim made against the COMPANY/INSPECTOR shall not exceed the total fee paid for the inspection.  In the event that the COMPANY/INSPECTOR is found to be liable to CLIENT from any other cause or causes of action not covered by the Act, (including, but not limited to, breach of contract or warranty, violations of the Kansas Consumer Protection Act, or any other common law theory or statutory violation or claim alleged or found not to be covered by the statutory limitation set forth above), then the liability of COMPANY/INSPECTOR is limited to a sum equal to the base inspection fee paid by CLIENT. If requested, COMPANY may be willing to assume a greater liability, but only for an additional charge to be agreed upon by CLIENT and COMPANY.  If COMPANY and CLIENT so agree, it will be defined in a separate attached document. 


Estimated Inspection Fees 


Home:________________________   $_____________________      

 Additional Fee Items: 


______________________________   $_____________________ 


______________________________   $_____________________ 


______________________________   $_____________________ 


______________________________   $_____________________ 


______________________________   $_____________________ 


______________________________   $_____________________ 


______________________________   $_____________________ 


(Payment due at inspection)    Total (range)  $_____________________ 

NOTICE OF CLAIM    CLIENT shall provide COMPANY with a written notice of any claim for damages within ten (10) days of the date of the CLIENT’S discovery. CLIENT further agrees to allow COMPANY the opportunity to re-inspect the subject property prior to any remedial measures or repairs, with the exception of emergency conditions. 

MEDIATION   Any dispute, controversy, interpretation, or claim of any kind arising out of, from, or related to the inspection, this agreement, written inspection report, or the services provided in relation to this agreement shall be submitted to mediation prior to filing any action.  In the event the parties cannot mutually agree upon the selection of a mediator, the parties agree that the Kansas Association of Real Estate Inspectors shall select the mediator.  The mediator’s fees shall be borne equally by the parties to this agreement. 

GOVERNING LAW, SEVERABILITY & ENTIRE AGREEMENT    This agreement shall be governed by Kansas law. Should any court determine and declare that any portion of this agreement is void, voidable, or unenforceable, the remaining provisions and portions shall remain in full force and effect. This agreement contains the entire agreement between the parties and it supersedes any previous oral or written agreement.  No other representations, promises, statements or assertions have been made by the parties, and no statements or promises have been relied upon by either, absent the provisions set forth herein. 

By signing below, CLIENT acknowledges receipt of this Notice and Pre-inspection agreement prior to the start of the home inspection, that CLIENT has been given appropriate time to read this agreement, and that CLIENT understands and agrees to the terms and conditions contained herein, including the LIMITATION OF LIABILITY.  



CLIENT (Signature)___________________________________________Date__________ 



CLIENT (Signature) __________________________________________Date___________ 

Surviving your home inspection

Checklists for Surviving Your Home Inspection

The following are the checklists from Surviving the Home Inspection for you to use in getting your home ready for the inspection.

       Surviving Your Home Inspection: The Essential Seller's  

Hiring an Inspector Checklist

Utilities Checklist

Curb Appeal


Interiors - Bathrooms

Interiors - Kitchens

Interiors - Living Spaces


Heating and Cooling



Environmental Conditions

Day of Inspection

Letter to the Inspecto