Girard Estates · South Philadelphia · ZIP 19145

Girard Estates Home Inspections.

Early-20th-century porch-front rowhomes and twins with small front yards, tiled roofs and decorative details — Girard Estates is a distinctive historic enclave in the middle of South Philadelphia.

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

Girard Estates is a South Philadelphia neighborhood of homes built in the early 1900s on land from the estate of Stephen Girard, west of Broad Street between 17th and 22nd Streets, and it is recognized as a historic district. Unlike most of South Philly, many homes here are porch-front rowhomes and twins with small front yards, some with tiled or slate roof sections and decorative masonry. That shapes the inspection: front porches and their roofs, masonry and pointing, roof coverings and flashing, older wiring and plumbing, boilers and radiators, basement moisture, and century-old sewer laterals. ValueGuard’s ASHI-certified home inspectors serve Girard Estates regularly, with photo-rich reports delivered the next business day.

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

Porch-front homes, careful inspections.

Most Girard Estates homes are early-1900s porch-front rowhomes and twins with front yards. Here’s what a thorough home inspection in Girard Estates focuses on:

i
Party Walls & Shared Roofs
Rowhomes and twins share walls and rooflines with their neighbors. We look closely at party-wall flashing, how the roof ties into the homes next door, attic fire separation and signs of water moving between units.
ii
Flat Roofs & Roof Decks
Most Philadelphia rowhomes have low-slope roofs covered in rubber, modified bitumen or silver coating. We check for ponding, worn seams, failed flashing and leaks around roof-deck supports and hatches.
iii
Stone & Brick Foundations
Older rowhomes often sit on rubble-stone or brick foundations. Efflorescence, crumbling mortar, damp walls and patched cracks are common, and we document what is routine versus what needs attention.
iv
Wiring, Plumbing & Heat
Knob-and-tube or ungrounded wiring, undersized service, galvanized supply lines, cast-iron drains and aging boilers are common in homes of this age.
v
Renovations & Rear Additions
Flips and rear additions are everywhere in Philadelphia. We look for workmanship and structural problems in rehabbed kitchens, finished basements and added floors.
vi
Sewer Laterals
In Philadelphia the homeowner is responsible for the sewer lateral all the way to the city main, including the part under the street. A camera scope documents roots, cracks and offsets before you close.

← Swipe to see all six →

Historic details, historic maintenance

Girard Estates homes have features most South Philly rowhomes do not: front porches, decorative masonry and sloped roof sections. Those details are part of the charm and also where water damage and deferred maintenance tend to show up. Our inspectors look at them closely and explain what is routine for a home this age.

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From our recent caseload

Recently inspected in Girard Estates.

A few of the Girard Estates homes our team has inspected recently. Swipe or use the arrows to see all two.


Brick rowhome on South 16th Street in Girard Estates South Philadelphia — ValueGuard home inspection
No. 01
Recently inspected · Girard Estates
Rowhome on South 16th Street
A 1920s brick rowhome, where roofs, masonry and original systems are the main concerns.

Inspection priorities

iRoof and flashing
iiMasonry and pointing
iiiBoiler and radiators
ivSewer lateral

Brick rowhome on South Hicks Street in Girard Estates South Philadelphia — ValueGuard home inspection
No. 02
Recently inspected · Girard Estates
Rowhome on South Hicks Street
A century-old South Philly rowhome, where foundations, wiring and plumbing deserve a careful look.

Inspection priorities

iBasement moisture
iiOlder wiring
iiiGalvanized and cast-iron plumbing
ivFront porch condition

Photos from recent ValueGuard inspections in Girard Estates.

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ii. The services that matter most

What to inspect in Girard Estates.

Service i.
Home Inspection
A comprehensive evaluation of structure, roof, electrical, plumbing, HVAC, and major systems — calibrated to Girard Estates’s early-1900s porch-front rowhomes and twins with front yards — delivered as a photo-rich report the next business day. Condos from $329.
Service ii.
Sewer Scope Inspection
Strongly recommended for most Girard Estates homes. In Philadelphia, the homeowner is responsible for the sewer lateral all the way to the city main, including the section under the street. Our camera travels the full line and documents what it finds.
Service iii.
Radon Testing
Philadelphia County is EPA Zone 3 on the county map, but radon varies house to house and older basements regularly test above the EPA action level of 4 pCi/L. 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 older basements, party-wall leaks 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 Girard Estates home inspectors.

When you book ValueGuard in Girard Estates, you get ASHI-certified home inspectors with deep expertise in Philadelphia’s housing stock — from porch-front rowhomes to twins. Swipe or use the arrows to meet all 10 inspectors serving Girard Estates and Philadelphia.


SH

Steven Haslam
Master Inspector — 7,000+ Inspections

An ASHI member inspector since 2007 with 7,000+ inspections across Greater Philadelphia. Highly experienced with Philadelphia’s full range of housing — from century-old rowhomes and twins to condos and 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 Girard Estates’ historic porch-front 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 Philadelphia buyers.

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 Philadelphia construction.

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.

JR

James Royer
ASHI Certified — President, Keystone ASHI

James brings deep local expertise to Girard Estates and nearby East Passyunk and Packer Park, where porch-front rowhomes and twins each demand a careful, experienced eye. Recently elected President of Keystone ASHI, he is among the region’s most credentialed and respected inspectors.

NO

Nick Ostrowski
ASHI Certified — Greater Philadelphia Local

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

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 Philadelphia inspections.

CS

Cory Shalaway
Director of Technical Services — Master Inspector

As ValueGuard’s Director of Technical Services, Cory brings unmatched local knowledge to Girard Estates inspections, from porch-front rowhomes to twins. Known for arriving early, communicating clearly, and delivering exceptionally thorough, photo-rich reports.

Schedule now
Meet our full team →

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iv. Services & pricing

Girard Estates 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 for every home
Termite / WDI Add-on Licensed & certified; required by most lenders
Sewer Scope Add-on Recommended for most Philadelphia 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 Girard Estates 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

Girard Estates home inspection FAQs.

How much does a home inspection cost in Girard Estates, 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 Girard Estates, PA?
+
We recommend it. Philadelphia County is EPA Radon Zone 3 on the county-level map, but radon varies dramatically from house to house, and older Philadelphia homes with stone foundations and basements can still test above the EPA action level of 4 pCi/L. The EPA recommends testing every home regardless of zone. Our DEP-certified technicians use tamper-resistant electronic monitors and deliver results within 48 hours.
What are the most common issues in Girard Estates homes?
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Common findings include flat-roof and flashing wear, party-wall leaks, damp stone or brick basements, older wiring and undersized electrical service, aging boilers and water heaters, galvanized or cast-iron plumbing, uneven renovation quality, and root intrusion or breaks in older sewer laterals. Our home inspectors explain what is routine for a home of its age versus what is worth negotiating.
What should I know about buying a porch-front home in Girard Estates?
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Porch-front homes need attention to the porch roof, framing, columns and how the porch ties into the house, along with masonry, sloped roof sections and gutters. We also look at boilers, older wiring and plumbing, and basement moisture.
Is Girard Estates a historic district?
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Yes, Girard Estates is a designated historic district, which can affect exterior changes such as windows, porches and facades. Check with the Philadelphia Historical Commission before planning exterior work. Our inspection report helps you prioritize repairs.
Do I need a sewer scope in Girard Estates?
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For most Girard Estates homes, yes. In Philadelphia the homeowner owns the sewer lateral all the way to the city main, and older clay and cast-iron lines are prone to roots, cracks and offsets. Repairs under the street can cost $10,000 or more, while 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 Girard Estates inspections run 2 to 3 hours depending on the size and age of the home.
How quickly can I schedule a home inspection in Girard Estates?
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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 Philadelphia

Also inspecting nearby neighborhoods.

Wherever you’re buying in South Philadelphia or anywhere in Philadelphia, ValueGuard is your local home inspector.

South PhillyBella VistaQueen VillagePennsportPassyunk SquareEast PassyunkPoint BreezeGraduate HospitalGrays FerryGirard EstatesPacker ParkSociety HillFitler SquareAll Philadelphia Neighborhoods →

Ready when you are

Let’s take a closer look at your Girard Estates 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 — Girard Estates
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 Girard Estates  ·  Serving Girard Estates (19145) and all of Philadelphia, PA