Limerick Township · Montgomery County · ZIP 19468

Limerick Home Inspections.

Old stone farmhouses, 1990s and 2000s subdivision colonials, townhome communities, and some of the most active new construction in the county — Limerick Township has grown fast. Fast growth means new-build details to check, and we know where to look.

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

Limerick Township is one of western Montgomery County’s fastest-growing communities, in the Spring-Ford Area School District with Royersford and Linfield addresses sharing much of the township. Not long ago it was mostly farmland, so the housing mixes old stone and frame farmhouses with 1990s–2000s subdivision colonials, townhome and carriage-home communities, and a steady stream of new construction. That mix brings specific inspection priorities: workmanship, flashing and grading in new builds; aging roofs and mechanicals in 20- to 30-year-old colonials; shared structures in townhome communities; foundations and old systems in farmhouses; and EPA Zone 1 radon throughout. ValueGuard’s ASHI-certified home inspectors in Limerick have been inspecting Spring-Ford homes since 1997 — whether you need a full pre-purchase home inspection, a pre-drywall or new-construction 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

Farmland to new builds, fast-growing details.

Limerick’s growth means many newer homes alongside older farm properties. Here’s what a thorough home inspection in Limerick focuses on:

i
New Construction
New homes are built quickly by multiple trades. Missing flashing, poor grading, disconnected ductwork and insulation gaps are common — and easiest to fix before closing.
ii
1990s–2000s Colonials
Subdivision colonials from this era are now reaching the age where roofs, HVAC systems, water heaters and window seals need replacing.
iii
Radon Zone 1
Montgomery County, including Limerick, is EPA Zone 1 — the highest radon-risk classification. Testing is essential on every purchase, especially new construction.
iv
Townhome Communities
Townhomes need a close look at shared roofs and party walls, decks, fire separation between units, and which components belong to you versus the HOA.
v
Drainage on Former Farmland
Clay soils and newly graded lots can send water toward foundations. Grading, downspouts and sump systems get a close look on every inspection.
vi
Stone Farmhouses
Older farmhouses need careful attention to stone foundations, framing, chimneys, older systems, and additions tied into the original house.

← Swipe to see all six →

The Limerick new-build standard

With so much new construction in Limerick, many buyers assume a new home doesn’t need an inspection — but new homes routinely have flashing, grading, ductwork and insulation issues. Our Montgomery County inspectors recommend a pre-drywall inspection and a final inspection before closing, so the builder fixes problems while they’re still responsible. And because Montgomery County is EPA Zone 1, every Limerick inspection should include radon testing.

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ii. The services that matter most

What to inspect in Limerick.

Service i.
Home Inspection
A comprehensive evaluation of structure, roof, electrical, plumbing, HVAC, and major systems — calibrated to Limerick’s new construction, subdivision colonials, townhomes and farmhouses — delivered as a photo-rich report the next business day. Condos from $329.
Service ii.
Sewer Scope Inspection
Recommended for older Limerick homes and any home with mature trees near the line; optional but useful on newer homes to confirm the lateral was installed properly. Our camera travels the full lateral from cleanout to main.
Service iii.
Radon Testing
Montgomery 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 Limerick home inspectors.

When you book ValueGuard in Limerick, you get ASHI-certified home inspectors with deep expertise in Montgomery County’s housing stock — from stone farmhouses and subdivision colonials to townhomes and new construction. Swipe or use the arrows to meet all 10 inspectors serving Limerick and Montgomery 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 Limerick’s larger new homes and older farmhouses.

JR

James Royer
ASHI Certified — President, Keystone ASHI

James brings deep local expertise to Limerick and the surrounding Spring-Ford area, where new construction, subdivision colonials, townhomes, and farmhouses each demand a careful, experienced eye. Recently elected President of Keystone ASHI, he is among the region’s most credentialed and respected inspectors.

CS

Cory Shalaway
Director of Technical Services — Master Inspector

As ValueGuard’s Director of Technical Services, Cory brings unmatched local knowledge to Limerick inspections, from stone farmhouses and subdivision colonials to townhomes and new construction. Known for arriving early, communicating clearly, and delivering exceptionally thorough, photo-rich reports.

NO

Nick Ostrowski
ASHI Certified — Greater Philadelphia Local

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

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Steven Haslam
Master Inspector — 7,000+ Inspections

An ASHI member inspector since 2007 with 7,000+ inspections across Greater Philadelphia. Highly experienced with Montgomery 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 Montgomery County construction.

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 Montgomery 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.

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 Montgomery County inspections.

Schedule now
Meet our full team →

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iv. Services & pricing

Limerick 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 older homes & mature trees
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 Limerick 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

Limerick home inspection FAQs.

How much does a home inspection cost in Limerick, 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 Limerick, PA?
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Yes. Montgomery County, including Limerick, 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 Limerick homes?
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Common findings include flashing, grading and workmanship issues in new construction, aging roofs, HVAC systems and water heaters in 1990s–2000s colonials, deck and balcony issues in townhomes, basement water, 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 Limerick?
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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-closing inspection gives you a documented list for the builder to fix while they’re still responsible.
What is a pre-drywall inspection?
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A pre-drywall inspection happens after framing, roofing, windows and rough electrical, plumbing and HVAC are installed but before insulation and drywall cover them. It’s the only chance to see that work directly. We recommend it for new Limerick homes, followed by a final inspection before closing.
Do you inspect townhomes in Limerick?
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Yes. Townhome inspections cover the unit, its systems and accessible shared areas, and we note anything that may fall under the HOA’s responsibility — roofs, siding, decks — so you know what to ask.
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 Limerick 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 Limerick?
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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 Montgomery County

Also inspecting nearby communities.

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

Bryn MawrArdmoreHaverfordBala CynwydMerion StationNarberthWynnewoodBlue BellKing of PrussiaConshohockenPlymouth MeetingLafayette HillAbingtonCollegevilleElkins ParkFlourtownFort WashingtonGlensideHarleysvilleHatboroHorshamHuntingdon ValleyJenkintownLansdaleLimerickMontgomeryvilleNorristownNorth WalesPottstownRoyersfordSchwenksvilleSkippackSoudertonWillow GroveWyncoteAll Montgomery County Towns →

Ready when you are

Let’s take a closer look at your Limerick 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 — Limerick
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 Limerick  ·  Serving Limerick Township (19468), Linfield and the Spring-Ford area, and all of Montgomery County, PA