King of Prussia · Montgomery County · ZIP 19406

King of Prussia Home Inspections.

One of Montgomery County’s fastest-growing markets — in Upper Merion Township, home to the King of Prussia Mall and a major corporate corridor about 18 miles northwest of Center City, near the I-76, I-276, and US-202 convergence. The housing here spans brand-new townhome and single-family communities, established 1960s–1990s split-levels and Colonials, and older stone homes. New construction isn’t defect-free, and older homes carry aging systems. A generic home inspector misses what makes these properties different. Our home inspectors don’t.

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

King of Prussia is one of Montgomery County’s most active residential markets, in Upper Merion Township and best known for the King of Prussia Mall and a major corporate office corridor that draws buyers from across the region. Its housing stock is unusually varied: brand-new townhome and single-family communities, established 1960s–1990s split-levels and Colonials, and a scattering of older stone homes. Each carries its own structural story. ValueGuard’s ASHI-certified home inspectors in King of Prussia have been reading this housing stock since 1997, and we’ve built our home inspections in King of Prussia around exactly these differences — whether you need a focused house inspection or a full pre-purchase home inspection, you want a house inspector who knows both new construction and aging systems.

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

New construction, established homes.

King of Prussia’s housing stock is unusually varied — brand-new townhome and single-family communities, established 1960s–1990s split-levels and Colonials, and older stone homes, each with distinct inspection priorities. A thorough home inspection in King of Prussia means knowing what tends to go wrong in each and where to look. Here’s what our home inspectors focus on:

i
New Construction Communities
King of Prussia has seen significant new residential development, and new homes are not defect-free. Our pre-drywall and pre-close inspections routinely catch improperly installed flashing, incomplete insulation, uncapped utilities, and missed details — issues the builder corrects before closing.
ii
Established Mid-Century Homes
Older neighborhoods include 1960s–1990s split-levels and Colonials with aging electrical panels, galvanized supply plumbing, and original HVAC nearing the end of its service life. Our home inspectors separate normal age from a real concern.
iii
Radon Testing Recommended
Montgomery County, including King of Prussia, sits in EPA Zone 1 — the highest-risk radon classification. Radon testing is recommended for every King of Prussia purchase, new construction included, and our DEP-certified technicians deliver 48-hour results.
iv
Aging Sewer Laterals
Older King of Prussia properties often have aging clay or cast-iron sewer laterals prone to root intrusion, offsets, and partial collapse. A camera sewer scope documents the full lateral from cleanout to main before closing — cheap insurance against an expensive surprise.
v
Termite & WDI Risk
Montgomery County’s climate creates favorable conditions for termites and other wood-destroying insects. A wood-destroying-insect (WDI) inspection is required by most lenders, and our home inspectors flag any active or prior activity with photos.
vi
New-Build Site Work & Decks
New construction brings its own punch list beyond the house itself — fresh sod and regrading, drainage and downspout routing, newly built decks and railings, and exposed or unfinished utility connections. We check the site and exterior as closely as the interior.

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A new-construction note for King of Prussia buyers

King of Prussia has seen significant new residential construction, and new homes are not defect-free. Our inspectors consistently find improperly installed flashing, incomplete insulation, uncapped utilities, and missed code details on brand-new builds. The advantage is timing: anything identified before closing is corrected by the builder at no cost to you. A pre-drywall walkthrough and a pre-settlement inspection are two of the highest-value things a King of Prussia buyer can schedule.

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From our recent caseload

Recently inspected in King of Prussia.

Three homes from recent ValueGuard inspections around King of Prussia — a stone home with a dramatic arched window, a mid-century split-level, and a brick Cape Cod with a rear addition. One market, three entirely different home inspections. Swipe or use the arrows to see all three.


Older stone home in King of Prussia, PA with a large arched Palladian window, inspected by a ValueGuard home inspector
No. 01
Older stone home
Stone Home with Arched Window
An older King of Prussia stone home with a dramatic two-story arched Palladian window, a stucco entry bay, and exterior masonry stairs. Stone walls, large window assemblies, and the systems behind them all reward an experienced home inspector.

Inspection priorities

iStone masonry, pointing & the large arched window assembly
iiRoof covering, flashing & the stucco entry bay
iiiElectrical service, plumbing & HVAC age
ivSewer scope + radon test (EPA Zone 1)

Mid-century split-level home in King of Prussia, PA with siding over a brick lower level, inspected by ValueGuard home inspectors
No. 02
Established split-level
Mid-Century Split-Level
A classic King of Prussia split-level — horizontal siding over a brick lower level, an attached carport, and multi-level living. Homes from this era often carry aging panels, galvanized plumbing, and original HVAC, so a careful home inspector checks every system.

Inspection priorities

iElectrical panel & wiring age; galvanized plumbing
iiOriginal HVAC & water-heater service life
iiiSiding, windows & multi-level roof / flashing
ivSewer scope + WDI + radon test (EPA Zone 1)

Brick Cape Cod home in King of Prussia, PA with a white-sided dormer addition, inspected by a ValueGuard home inspector
No. 03
Established Cape Cod
Brick Cape with Addition
A King of Prussia brick Cape Cod expanded with a white-sided dormer addition and served by ductless mini-splits. Where an addition meets the original house, the roof, framing tie-in, and flashing all reward a close, methodical look.

Inspection priorities

iRoof & flashing where the addition meets the original
iiAddition framing, tie-in & the brick / siding transition
iiiMini-split & HVAC condition; below-grade moisture — mold testing
ivSewer scope + WDI + radon test (EPA Zone 1)

Photos from recent ValueGuard inspections around King of Prussia.

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ii. The services that matter most

What to inspect in King of Prussia.

Service i.
Home Inspection
A complete evaluation of structure, roof, electrical, plumbing, HVAC, and major systems — tuned to King of Prussia’s mix of brand-new construction and established mid-century homes, and delivered as a photo-rich report the next business day.
Service ii.
Sewer Scope Inspection
Recommended for older King of Prussia homes, where clay and cast-iron laterals are prone to root intrusion and collapse. Our camera travels the full lateral from cleanout to main. A few hundred dollars now can save tens of thousands later.
Service iii.
Radon Testing
Montgomery County is EPA Zone 1, the highest radon-risk tier — new construction included. 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 useful for King of Prussia’s older basements and below-grade spaces. Both can be added to your home inspection in a single visit.

← Swipe to see all four →

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(215) 860-3150

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iii. Your local inspection team

Meet your King of Prussia home inspectors.

When you book ValueGuard in King of Prussia, you get ASHI-certified home inspectors with deep expertise in Montgomery County’s housing stock — from new construction to mid-century split-levels and Colonials to older stone homes. Swipe or use the arrows to meet all 10 inspectors serving King of Prussia and Montgomery County.


MK

Michael Kelley
ASHI Master Inspector — 10,000+ Inspections

20+ years and 10,000+ inspections across Southeastern PA including Montgomery County. Former VP of Tri-State ASHI and a National Ethics Committee member. Advanced thermography and building-envelope certifications make him especially valuable for King of Prussia’s new construction and older homes alike.

DB

David Bollinger
Master Inspector — Springfield, Delaware County

A Springfield, Delaware County local, Dave is a Master Inspector with 23+ years and 8,000+ inspections across Greater Philadelphia, ASHI Certified since 2003. Clients describe him as exceptionally thorough, personable, and skilled at turning a detailed report into practical guidance for King of Prussia buyers.

TD

Todd Denney
ASHI Certified — Greater Philadelphia Local (CRET)

A Greater Philadelphia local, Todd brings hands-on construction expertise — carpentry, exterior renovations, and remediation — to every King of Prussia inspection. ASHI Certified since 2020 with 600+ inspections. Licensed termite inspector and Certified Real Estate Thermographer. Clients call him thorough, honest, and professional.

NO

Nick Ostrowski
ASHI Certified — Thermal Imaging Specialist

ASHI-certified since 2016, Nick brings genuine local knowledge to every King of Prussia inspection, with particular expertise in thermal imaging for catching electrical and moisture issues early. Clients describe him as thorough, patient, and excellent at explaining what every finding means.

TG

Tyler Gilger
Technical Service Manager — Master Inspector

ValueGuard’s Technical Service Manager and one of the most thorough inspectors on the team — known for spending 5+ hours on a single property when the job demands it. Montgomery County-based and deeply familiar with the region’s full range of housing stock, and praised for explaining complex findings in clear language.

SH

Steven Haslam
Master Inspector — 7,000+ Inspections Since 2007

7,000+ inspections since 2007 and one of ValueGuard’s most requested inspectors by name. His patient, educational approach — walking buyers through every finding in plain language — is especially valued by first-time buyers navigating Montgomery County’s older housing stock.

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 Montgomery County construction.

CS

Cory Shalaway
Director of Technical Services — Master Inspector

As ValueGuard’s Director of Technical Services, Cory is known for arriving early, communicating clearly, and delivering exceptionally thorough, photo-rich reports. Deeply familiar with Montgomery County’s range — from mid-century homes to new construction.

JR

James Royer
ASHI Certified — President, Keystone ASHI

Recently elected President of Keystone ASHI, James is among the region’s most credentialed inspectors. Expertise spans historic homes, new construction, structural integrity, HVAC, plumbing, and electrical systems — with a reputation for thoroughness and clear communication.

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 Montgomery County inspections.

Schedule now
Meet our full team →

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iv. Services & pricing

King of Prussia 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 Recommended — EPA Zone 1
Termite / WDI Add-on Licensed & certified; required by most lenders
Sewer Scope Add-on Essential for pre-1960 homes
Mold Inspection Add-on Air sampling; key for older 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 King of Prussia 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 1,500+ Google reviews →·See our reviews page →

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vi. Common questions

King of Prussia home inspection FAQs.

How much does a home inspection cost in King of Prussia, PA?
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Home inspections start at $429 for a single-family home. Condo inspections start at $329. Larger homes take more time, which affects final pricing — you’ll have a firm number at booking. Packages save more: Value Package $829 (save $149), Value + Sewer Scope $1,108 (save $199), Full Protection $1,457 (save up to $249). Get an instant quote online or call (215) 860-3150.
Do I need a home inspector in King of Prussia who knows new construction?
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It makes a real difference. A home inspector in King of Prussia who knows the local market understands that a brand-new build, a 1970s split-level, and an older stone home each hide different issues — builder punch-list misses on new construction, aging panels and galvanized plumbing on mid-century homes, masonry and sewer-lateral concerns on older ones, all on top of EPA Zone 1 radon. Our home inspectors have walked thousands of local properties, so whether you need a focused house inspection from a local house inspector or a full pre-purchase home inspection in King of Prussia, the findings arrive with real context instead of a generic checklist.
Should I get a home inspection on new construction in King of Prussia?
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Yes — new homes are not defect-free. On King of Prussia’s many new-construction communities, our inspectors routinely find improperly installed flashing, incomplete insulation, uncapped utilities, and missed code details. The advantage is timing: a pre-drywall walkthrough catches what’s about to be hidden, and a pre-settlement inspection documents anything outstanding so the builder corrects it before closing, at no cost to you. A brand-new home is one of the best times to have a professional home inspector look closely.
Is radon testing necessary in King of Prussia, PA?
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Yes. Much of Montgomery County, including King of Prussia, is EPA Zone 1 — the highest radon-risk classification. Radon is a soil-gas issue unrelated to a home’s age, so new construction is just as likely to test high as an older home. Our DEP-certified technicians use tamper-resistant electronic monitors and deliver results within 48 hours. Testing is recommended for every King of Prussia purchase.
Should I get a sewer scope on a King of Prussia property?
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For older homes, strongly recommended. Many established King of Prussia properties still rely on aging clay or cast-iron sewer laterals prone to root intrusion, offsets, and partial collapse. A sewer scope costs a few hundred dollars and can reveal problems worth many thousands to address after closing — one of the highest-value add-ons a King of Prussia buyer can request.
What are the most common issues found in King of Prussia homes?
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On new construction, common findings include improperly installed flashing, incomplete insulation, uncapped or unfinished utilities, and missed code details. On established mid-century homes, it’s aging electrical panels, galvanized plumbing, and original HVAC near the end of its life. Across both, detectable radon and aging sewer laterals are frequent, and lower levels can show moisture or termite activity. Our home inspectors flag each and explain what it means for you as a buyer.
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 inspections run 2.5 to 3.5 hours depending on the property’s size and age.
How quickly can I schedule a home inspection in King of Prussia?
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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. For tight contingency windows, call us directly at (215) 860-3150 — we’ll do everything we can to fit your timeline.
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vii. Serving all of Montgomery County

Also inspecting nearby communities.

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

King of PrussiaBryn MawrArdmoreHaverfordBala CynwydMerion StationNarberthWynnewoodBlue BellConshohockenPlymouth MeetingLafayette HillAbingtonCollegevilleElkins ParkFlourtownFort WashingtonGlensideHarleysvilleHatboroHorshamHuntingdon ValleyJenkintownLansdaleLimerickMontgomeryvilleNorristownNorth WalesPottstownRoyersfordSchwenksvilleSkippackSoudertonWillow GroveWyncoteAll Montgomery County Towns →

Ready when you are

Let’s take a closer look at your King of Prussia home.

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ValueGuard Home Inspections — King of Prussia
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 King of Prussia  ·  Serving King of Prussia (19406) in Upper Merion Township, Montgomery County, and the surrounding area