Upper Southampton Township · Bucks County · ZIP 18966

Southampton Home Inspections.

Mid-century ranches and split-levels, two-story colonials on quiet cul-de-sacs, and townhome communities near Tamanend Park — Southampton is established Upper Southampton living. Homes of these ages have predictable weak spots, and we know where to look.

27+ years in Southampton · 94k inspections · 4.9★ Google reviews · Next-day reports · 100% satisfaction

Southampton is centered in Upper Southampton Township in eastern Bucks County, along Street Road and Second Street Pike near Tamanend Park, in the Centennial School District, with Lower Southampton just to the south. Most homes were built between the 1950s and 1980s: ranches, split-levels and two-story colonials, along with townhome communities and some newer construction. Homes of these ages share common inspection priorities: original electrical and aging heating, lower-level moisture in split-levels, roofs, HVAC and water heaters near the end of their service life, decks and additions, sewer laterals, and EPA Zone 1 radon throughout. ValueGuard’s ASHI-certified home inspectors in Southampton have been inspecting these neighborhoods since 1997 — whether you need a full pre-purchase home inspection of a colonial, a split-level inspection, or a townhome inspection, you get findings you can negotiate from.

Inspections from $429 — condos from $329. Save with a package:

Value Package · $829 · save $149 Value + Sewer Scope · $1,108 · save $199 Full Protection · $1,457 · save $249

See full pricing and packages →

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i. Why these homes are different

Established suburbs, aging systems.

Most Southampton homes were built from the 1950s onward and are now at the age where major components turn over. Here’s what a thorough home inspection in Southampton focuses on:

i
Ranches, Capes & Split-Levels
1950s–1970s homes commonly carry original or outdated electrical panels, aging heating systems, and lower levels or crawl spaces where moisture collects.
ii
1980s–2000s Colonials & Townhomes
Newer homes are now on their second or third roof and HVAC system. Remaining life on those components is a key negotiation point.
iii
Radon Zone 1
Bucks County, including Southampton, is EPA Zone 1 — the highest radon-risk classification. Testing is essential on every purchase.
iv
Basement Water & Grading
Split-level lower floors, finished basements and sloped lots are where we most often find seepage, sump issues and grading problems.
v
Decks, Additions & Renovations
Wood decks and decades of additions and remodels are common. We check ledgers, footings, roof tie-ins, framing and wiring on all of it.
vi
Aging Sewer Laterals
Laterals from the 1950s and 1960s under mature trees are prone to root intrusion and offsets. A camera scope documents the full line before you close.

← Swipe to see all six →

The Upper Southampton standard

Southampton homes are solidly built and well kept, but most are now 40 to 70 years old — exactly when roofs, furnaces, air conditioners, water heaters and decks need replacing. Our Bucks County inspectors focus on remaining life and real costs so you can negotiate with confidence. And because Bucks County is EPA Zone 1, every Southampton inspection should include radon testing.

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From our recent caseload

Recently inspected in Southampton.

Three homes from recent ValueGuard inspections in Southampton — a two-story colonial with landscaped beds, a brick-and-siding colonial with a two-car garage, and a colonial among mature trees. One township, three different home inspections. Swipe or use the arrows to see all three.


Two-story colonial with landscaped beds in Southampton, PA inspected by ValueGuard home inspectors
No. 01
Southampton colonial
Two-Story Colonial
A two-story colonial with landscaped beds and mature trees on a quiet street. Roof age, mechanicals and drainage are the big items on homes of this age.

Inspection priorities

iRoof, flashing & gutters
iiHVAC & water heater age
iiiBasement moisture & grading
ivTermite/WDI + radon (EPA Zone 1)

Brick and siding colonial with a two-car garage in Southampton, PA inspected by a ValueGuard home inspector
No. 02
Brick & siding
Brick & Siding Colonial
A colonial with a brick front, siding above and an attached two-car garage. Masonry, garage separation and mechanical systems are the focus here.

Inspection priorities

iBrick, mortar & lintels
iiGarage firewall & door safety
iiiElectrical panel & HVAC age
ivSewer scope + radon (EPA Zone 1)

Colonial set among mature trees in Southampton, PA inspected by ValueGuard
No. 03
Wooded setting
Colonial Among Mature Trees
A colonial with a stone accent and front gable set among large trees. Roofs, gutters and drainage work harder under a canopy like this.

Inspection priorities

iRoof, gutters & tree clearance
iiStone accent & window flashing
iiiGrading & downspouts
ivTermite/WDI + radon (EPA Zone 1)

Photos from recent ValueGuard inspections in Southampton.

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ii. The services that matter most

What to inspect in Southampton.

Service i.
Home Inspection
A comprehensive evaluation of structure, roof, electrical, plumbing, HVAC, and major systems — calibrated to Southampton’s ranches, split-levels, colonials and townhomes — delivered as a photo-rich report the next business day. Condos from $329.
Service ii.
Sewer Scope Inspection
Recommended for Southampton homes built before the 1980s and any home with mature trees near the line. Our camera travels the full lateral from cleanout to main and documents root intrusion, cracks and offsets.
Service iii.
Radon Testing
Bucks County is EPA Zone 1, the highest radon-risk tier. Our PA DEP-certified technicians use tamper-resistant electronic monitors with 48-hour turnaround. Mitigation, if needed, typically runs $800 to $2,500.
Service iv.
Termite / WDI & Mold Testing
Termite and wood-destroying-insect inspections are required by most lenders, and mold testing is key for finished basements, split-level lower floors, and any home with signs of moisture. Both can be added in a single visit.

← Swipe to see all four →

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iii. Your local inspection team

Meet your Southampton home inspectors.

When you book ValueGuard in Southampton, you get ASHI-certified home inspectors with deep expertise in Bucks County’s housing stock — from mid-century ranches and split-levels to colonials and townhomes. Swipe or use the arrows to meet all 10 inspectors serving Southampton and Bucks County.


CS

Cory Shalaway
Director of Technical Services — Master Inspector

As ValueGuard’s Director of Technical Services, Cory brings unmatched local knowledge to Southampton inspections, from mid-century ranches and split-levels to colonials and townhomes. Known for arriving early, communicating clearly, and delivering exceptionally thorough, photo-rich reports.

MB

Michael Baltrush
Master Inspector — 6,000+ Inspections

15+ years and 6,000+ inspections across Southeastern PA. Brings the kind of pattern recognition that only comes from inspecting thousands of homes across every era of Bucks County construction.

JR

James Royer
ASHI Certified — President, Keystone ASHI

James brings deep local expertise to Southampton and the surrounding Upper and Lower Southampton area, where ranches, split-levels, colonials, and townhomes each demand a careful, experienced eye. Recently elected President of Keystone ASHI, he is among the region’s most credentialed and respected inspectors.

SH

Steven Haslam
Master Inspector — 7,000+ Inspections

An ASHI member inspector since 2007 with 7,000+ inspections across Greater Philadelphia. Highly experienced with Bucks County’s full range of housing — from historic Main Line homes to suburban colonials to new construction.

MK

Michael Kelley
Master Inspector — 20+ Years, 10,000+ Inspections

20+ years and 10,000+ inspections across Southeastern PA, and one of ValueGuard’s most requested inspectors. Former VP of Tri-State ASHI and an ASHI National Ethics Committee member, he is especially valuable for Southampton’s larger colonials and older homes.

DB

David Bollinger
Master Inspector — ASHI Since 2003

Inspecting residential and commercial properties across all five Greater Philadelphia counties since 2003. In very high demand from client referrals. Especially skilled at turning a complex inspection report into practical negotiation guidance for Bucks County buyers.

TG

Tyler Gilger
Technical Service Manager — Master Inspector

One of the most thorough inspectors on the team — known for spending 5+ hours on a single property when the job demands it. Consistently praised for his ability to access difficult spaces and explain complex findings in clear, straightforward language.

NO

Nick Ostrowski
ASHI Certified — Greater Philadelphia Local

ASHI-certified since 2016, Nick brings genuine local knowledge to every Southampton inspection. Clients consistently describe him as thorough, patient, and excellent at explaining what every finding means for them as a buyer.

TD

Todd Denney
ASHI Certified Inspector

Brings a background in carpentry, exterior renovations, and remediation to every inspection — with a deep working knowledge of home construction and what less experienced inspectors tend to miss. Licensed termite inspector.

JT

Joe Topper
Home Inspector — 2,500+ Inspections

Joe brings the ValueGuard standards of thoroughness, patience, and clear communication that clients expect across the entire team. Available 7 days a week for Bucks County inspections.

Schedule now
Meet our full team →

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iv. Services & pricing

Southampton inspection pricing.

Starting prices shown. Final price confirmed at booking. See full pricing →

Service From Notes
Home Inspection $429 Single-family; size & age-based
Condo Inspection $329 Interior unit + accessible common areas
Radon Testing Add-on Zone 1 county — strongly recommended
Termite / WDI Add-on Licensed & certified; required by most lenders
Sewer Scope Add-on Recommended for pre-1980 homes
Mold Inspection Add-on Air sampling; key for basements & crawl spaces
Pre-Listing Inspection From $429 Sellers: list with confidence
Value Package · $829 · save $149 Value + Sewer Scope · $1,108 · save $199 Full Protection · $1,457 · save $249

See full pricing and packages →

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v. What Southampton buyers say

From recent buyers.

“
★★★★★

James was incredibly knowledgeable and patient. He has great attention to detail and excellent communication skills. Would highly recommend.

Lindsey Kuhl
Google · Inspector: James Royer

“
★★★★★

Cory and Michael were amazing! So glad ValueGuard was recommended to me. Scheduling was smooth and the inspections were thorough.

Kaity Quay
Google · Inspectors: Cory Shalaway & Michael Kelley

“
★★★★★

Michael did an excellent job. He arrived early, was thorough in every area, and took the time to explain each finding clearly. Completely understand why our agent recommended this company.

Dayna Marie
Google · Inspector: Michael Kelley

← Swipe to see all three →

Read all 1,300+ Google reviews →·See our reviews page →

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vi. Common questions

Southampton home inspection FAQs.

How much does a home inspection cost in Southampton, PA?
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Home inspections start at $429 for a single-family home and $329 for a condo. Final pricing reflects the home’s size and age. Packages save more: Value Package $829 (save $149), Value + Sewer Scope $1,108 (save $199), and Full Protection $1,457 (save up to $249). Get an instant quote online or call (215) 860-3150.
Is radon testing necessary in Southampton, PA?
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Yes. Bucks County, including Southampton, is EPA Zone 1 — the highest radon-risk classification. Radon levels vary dramatically from house to house, even next door, so testing is the only way to know — and it applies to new construction just as much as older homes. Our DEP-certified technicians use tamper-resistant electronic monitors and deliver results within 48 hours.
What are the most common issues in Southampton homes?
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Common findings include outdated electrical panels, aging furnaces, boilers, air conditioners and water heaters, roofs near the end of their service life, basement water and grading problems, deck wear, root intrusion in older sewer laterals, and elevated radon. Our home inspectors explain what’s routine for a home of its age versus what’s worth negotiating.
How do you estimate the remaining life of a roof or HVAC system?
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We look at the age and condition of the roof covering, flashing and ventilation, and at the data plates, condition and operation of the furnace, air conditioner or heat pump, and water heater. The report notes components that are near or past their typical service life so you can plan or negotiate.
Do you inspect split-levels in Southampton?
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Yes — they’re one of the most common home types here. Split-levels need extra attention to lower-level moisture and grading, original electrical panels, HVAC age, and garage-to-house fire separation.
Do I need a sewer scope in Southampton?
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For homes built before the 1980s, or any home with large trees near the sewer line, it’s recommended. Older laterals are prone to root intrusion, cracks and offsets, and repairs can cost $10,000 or more. A camera scope costs a few hundred dollars and documents the full line before you close.
Can I attend the home inspection?
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Absolutely — and we encourage it. Our home inspectors walk you through every finding in real time and answer your questions on the spot. Most Southampton inspections run 2.5 to 3.5 hours depending on the size and age of the home.
How quickly can I schedule a home inspection in Southampton?
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Typically within 1–3 business days, often same-week. We inspect seven days a week and deliver reports by email the next business day — most of the time the same day. For tight contingency windows, call us directly at (215) 860-3150.
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vii. Serving all of Bucks County

Also inspecting nearby communities.

Wherever you’re buying in Bucks County, ValueGuard is your local home inspector.

DoylestownNew HopeNewtownYardleyLanghorneLevittownBensalemWarminsterSouthamptonRichboroFeastervilleJamisonFurlongBuckinghamChalfontPerkasieSellersvilleQuakertownOttsvilleMorrisvilleFairless HillsBristolCroydonWashington CrossingAll Bucks County Towns →

Ready when you are

Let’s take a closer look at your Southampton home.

Book online in under 3 minutes — or call (215) 860-3150. Seven days a week. Report in your inbox tomorrow. 100% Satisfaction Guarantee.

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ValueGuard Home Inspections — Southampton
100 E Penn Square, Suite 400, Philadelphia, PA 19107  ·  (215) 860-3150
Inspections 7 days a week  ·  Office hours Mon–Fri 8:30am–5pm, Sat 9am–4pm  ·  ASHI-certified home inspectors in Southampton  ·  Serving Southampton (18966) and all of Bucks County, PA