Bethel & Concord · Delaware County · ZIP 19060

Garnet Valley Home Inspections.

Historic stone farmhouses, 1980s–2000s colonials in established neighborhoods, and newer construction in Bethel and Concord Townships — Garnet Valley is one of Delaware County’s most sought-after school districts. Every era of home gets an inspection built around its risks.

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

Garnet Valley covers parts of Bethel and Concord Townships in southwestern Delaware County near the Delaware state line, and is best known for the highly rated Garnet Valley School District. The housing mixes 18th- and 19th-century stone farmhouses with large 1980s–2000s colonials, carriage homes and townhomes, and newer construction, with some properties on private wells and septic. That range brings specific inspection priorities: foundations and old systems in farmhouses; roofs, multi-zone mechanicals and cladding on newer colonials; workmanship in new construction; wells and septic; drainage on open, sloping lots; and EPA Zone 1 radon throughout. ValueGuard’s ASHI-certified home inspectors in Garnet Valley have been inspecting western Delaware County homes since 1997 — whether you need a full pre-purchase home inspection of a colonial, a farmhouse inspection, or a new-construction 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

Great schools, every era of home.

Garnet Valley combines historic farmhouses with larger newer colonials and new construction. Here’s what a thorough home inspection in Garnet Valley focuses on:

i
Historic Stone Farmhouses
Older farmhouses need careful attention to stone foundations, framing, chimneys, older wiring and plumbing, and generations of additions tied into the original house.
ii
1980s–2000s Colonials
Larger colonials are now on their second or third roof and HVAC system, and some use stone veneer or stucco that relies on proper flashing.
iii
Radon Zone 1
Delaware County, including Garnet Valley, is EPA Zone 1 — the highest radon-risk classification. Testing is essential on every purchase, new construction included.
iv
New Construction
New homes still get missed details — flashing, grading, insulation and HVAC setup. Pre-drywall and pre-closing inspections catch them while the builder is responsible.
v
Private Wells & Septic
Some Garnet Valley properties rely on private wells and septic systems, which need their own testing in addition to the home inspection.
vi
Drainage on Open Lots
Open, sloping lots and clay soils can send water toward foundations. Grading, downspouts and sump systems get a close look on every inspection.

← Swipe to see all six →

The Garnet Valley standard

Garnet Valley buyers often compare a 200-year-old stone farmhouse with a 2000s colonial or a brand-new build — three very different inspections. Our Delaware County inspectors adjust to the home in front of them and help you plan any separate well and septic testing. And because Delaware County is EPA Zone 1, every Garnet Valley inspection should include radon testing.

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From our recent caseload

Recently inspected in Garnet Valley.

Two homes from recent ValueGuard inspections in Garnet Valley — a historic stone farmhouse with a covered porch and a two-story colonial with a columned portico. Same community, two very different home inspections. Swipe or use the arrows to see all two.


Historic stone farmhouse with a covered porch in Garnet Valley, PA inspected by ValueGuard home inspectors
No. 01
Historic farmhouse
Stone Farmhouse with Porch
A historic stone farmhouse with a covered front porch, stone walls and later additions. Homes like this reward an inspector who knows stone, old framing and original systems.

Inspection priorities

iStone walls, mortar & chimneys
iiPorch structure & roof tie-in
iiiOlder wiring, plumbing & heating
ivTermite/WDI + radon (EPA Zone 1)

Two-story colonial with a columned portico in Garnet Valley, PA inspected by a ValueGuard home inspector
No. 02
Subdivision colonial
Colonial with Portico
A two-story colonial with siding, shutters and a columned entry portico. Roof age, mechanical systems and drainage are the big items at this stage of life.

Inspection priorities

iRoof, portico & flashing
iiHVAC & water heater age
iiiGrading & basement moisture
ivTermite/WDI + radon (EPA Zone 1)

Photos from recent ValueGuard inspections in Garnet Valley.

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ii. The services that matter most

What to inspect in Garnet Valley.

Service i.
Home Inspection
A comprehensive evaluation of structure, roof, electrical, plumbing, HVAC, and major systems — calibrated to Garnet Valley’s farmhouses, colonials and new construction — delivered as a photo-rich report the next business day. Condos from $329.
Service ii.
Sewer Scope Inspection
For Garnet Valley homes on public sewer, a camera scope documents the lateral from cleanout to main. For homes on private septic, we recommend a separate septic inspection by a qualified septic professional instead.
Service iii.
Radon Testing
Delaware 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 basements, older farmhouses, 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 Garnet Valley home inspectors.

When you book ValueGuard in Garnet Valley, you get ASHI-certified home inspectors with deep expertise in Delaware County’s housing stock — from historic farmhouses to 1980s–2000s colonials and new construction. Swipe or use the arrows to meet all 10 inspectors serving Garnet Valley and Delaware County.


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 Garnet Valley’s historic farmhouses and larger colonials.

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 Delaware County buyers.

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.

NO

Nick Ostrowski
ASHI Certified — Greater Philadelphia Local

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

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.

SH

Steven Haslam
Master Inspector — 7,000+ Inspections

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

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 Delaware County construction.

CS

Cory Shalaway
Director of Technical Services — Master Inspector

As ValueGuard’s Director of Technical Services, Cory brings unmatched local knowledge to Garnet Valley inspections, from historic farmhouses to 1980s–2000s colonials and new construction. Known for arriving early, communicating clearly, and delivering exceptionally thorough, photo-rich reports.

JR

James Royer
ASHI Certified — President, Keystone ASHI

James brings deep local expertise to Garnet Valley and the surrounding Bethel and Concord area, where farmhouses, colonials, and new construction each demand a careful, experienced eye. Recently elected President of Keystone ASHI, he is among the region’s most credentialed and respected inspectors.

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 Delaware County inspections.

Schedule now
Meet our full team →

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iv. Services & pricing

Garnet Valley 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 Public sewer — septic needs separate testing
Mold Inspection Add-on Air sampling; key for basements
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 Garnet Valley 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

Garnet Valley home inspection FAQs.

How much does a home inspection cost in Garnet Valley, 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 Garnet Valley, PA?
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Yes. Delaware County, including Garnet Valley, 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 Garnet Valley homes?
+
Common findings include aging roofs and HVAC systems in 1980s–2000s colonials, stone-veneer and stucco flashing issues, workmanship issues in new construction, foundation and masonry wear in farmhouses, drainage problems on open lots, issues with private wells or septic systems, and elevated radon. Our home inspectors explain what’s routine for a home of its age versus what’s worth negotiating.
Should I get a home inspection on new construction in Garnet Valley?
+
Yes. New construction is built quickly by multiple trades, and items like missing flashing, poor grading, disconnected ductwork and insulation gaps are common. A pre-drywall inspection plus a final inspection before closing gives you a documented list for the builder to fix while they’re still responsible.
What if the Garnet Valley home has a well or septic system?
+
Our home inspection covers the house, its visible plumbing and the equipment we can access, but a private well should get its own laboratory water testing and a septic system a separate inspection by a qualified septic professional. Let us know at booking and we’ll help you plan the timing within your contingency period.
Do you inspect historic farmhouses in Garnet Valley?
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Yes. Farmhouses need extra time on stone foundations, framing, chimneys, older wiring and plumbing, and the way generations of additions tie into the original house. Our most experienced inspectors handle these homes regularly.
Can I attend the home inspection?
+
Absolutely — and we encourage it. Our home inspectors walk you through every finding in real time and answer your questions on the spot. Most Garnet Valley 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 Garnet Valley?
+
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 Delaware County

Also inspecting nearby communities.

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

AstonChichesterClifton HeightsCollingdaleDarbyDrexel HillFolcroftFolsomGarnet ValleyGlen MillsGlenoldenHavertownLansdowneLinwoodMarcus HookMediaMortonNewtown SquareNorwoodRidley ParkSharon HillSpringfieldSwarthmoreThorntonUpper DarbyVillanovaWallingfordWayneYeadonAll Delaware County Towns →

Ready when you are

Let’s take a closer look at your Garnet Valley 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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Meet our full team →

ValueGuard Home Inspections — Garnet Valley
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 Garnet Valley  ·  Serving Garnet Valley (19060), Bethel and Concord, and all of Delaware County, PA