Below are the questions we hear most often from home buyers, sellers, and real estate agents across Greater Philadelphia. ValueGuard is a family-owned company — not a franchise — that has completed over 94,000 home inspections since 1997, more than any other inspection company in the region. Our ASHI-certified inspectors serve Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks, and Lancaster Counties in Pennsylvania, plus New Castle County in Delaware. If you don’t see your question answered here, call us at (215) 860-3150 — we’re happy to help.
Most inspections scheduled within 1–3 business days. Reports delivered next business day — so you stay comfortably within your contingency window. Available 7 days a week. Check availability →
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i. About ValueGuard
Who we are.
Is ValueGuard a franchise?
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No. ValueGuard is not a franchise — we are a family-owned business, proudly serving our local community since 1997. Our inspectors, radon technicians, and client service team live, work, and volunteer throughout Greater Philadelphia. Our office is located at 100 E Penn Square, Suite 400, Philadelphia, PA 19107.
How long has ValueGuard been inspecting homes?
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Since 1997 — more than 27 years. In that time we’ve completed over 94,000 home inspections across Greater Philadelphia, more than any other inspection company in the region. That experience means our team has seen every issue this area’s housing stock can produce, from knob-and-tube wiring to collapsed clay sewer laterals to flat roof failures.
What areas does ValueGuard serve?
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We inspect homes throughout Greater Philadelphia: Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks, and Lancaster Counties in Pennsylvania, plus New Castle County in Delaware. Our inspectors are assigned by county so you always get someone familiar with the local housing stock and the issues specific to your area.
What is ASHI and are ValueGuard inspectors certified?
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The American Society of Home Inspectors (ASHI), founded in 1976, is North America’s oldest and most respected professional society of home inspectors. Every ValueGuard inspector is an ASHI member who performs to the ASHI Standards of Practice and Code of Ethics — the industry’s most rigorous benchmark. Our radon technicians are also certified by the Pennsylvania Department of Environmental Protection (DEP). Senior inspectors earn the ValueGuard Master designation after 5+ years and 1,500+ completed inspections.
Why do ValueGuard inspections cost more than some competitors?
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Our standard inspection starts at $399 — comparable to many qualified companies in Greater Philadelphia. What sets ValueGuard apart is the caliber of the inspector, the depth of the inspection, the quality of the report, and the post-inspection availability of your inspector. A budget inspector often schedules more inspections per day to compensate for lower prices; our inspectors take the time the property demands, even if that means 5+ hours on a complex older home. Choosing an inspector on price alone is a risk on what may be the largest purchase of your life.
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ii. Inspection basics
The fundamentals.
Do I really need a home inspection?
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Yes. Buying a home may be the largest investment you ever make, so gaining insight into the general condition of the property — the disclosure of visually observable material defects and an understanding of the systems you’re inheriting — is essential before you close. A thorough inspection helps you make a confident, informed decision and often becomes a valuable negotiation tool.
What’s included in a ValueGuard home inspection?
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Our standard home inspection covers the roof, attic, foundation, structure, exterior, electrical system, plumbing system, HVAC (heating and cooling), insulation, windows, doors, appliances, and all accessible interior spaces. We follow ASHI Standards of Practice. The inspection includes a photo-rich digital report delivered the next business day. Radon testing, sewer scope, termite (WDI) inspection, mold testing, and lead paint testing are available as same-visit add-ons.
How long does a home inspection take?
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A standard single-family home inspection typically takes 2.5 to 4 hours depending on the size, age, and complexity of the property. Condo inspections are generally 1.5 to 2.5 hours. Older Philadelphia rowhomes and homes requiring add-on services may take longer — add-ons add roughly 30 to 60 minutes total to the same visit. Our inspectors never rush; if a thorough inspection takes 5 hours, it takes 5 hours.
Should I attend the home inspection?
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Yes — we strongly encourage it, especially for the last 30 to 45 minutes. That’s when your inspector walks you through every finding in person, explains what each means, and answers your questions on the spot. You’ll learn more about the home in those 30 minutes than you could from reading the report alone. Your real estate agent is welcome to attend as well.
Who pays for the home inspection?
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In the vast majority of Greater Philadelphia real estate transactions, the buyer pays for the inspection. It’s typically ordered during the inspection contingency period and paid at the time of service. Some sellers choose a pre-listing inspection at their own expense — a smart strategy for listing with confidence and reducing renegotiation risk.
What’s the difference between a buyer’s inspection and a pre-listing inspection?
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A buyer’s inspection is ordered by the purchaser during the contingency period to understand the home’s condition before closing. A pre-listing inspection is ordered by the seller before the home goes on the market — an often-overlooked sales tool that lets sellers address issues in advance, list with confidence, and reduce surprises during negotiation. A ValueGuard report with our logo on it helps a listing stand out.
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iii. Pricing & packages
What it costs.
How much does a home inspection cost in Greater Philadelphia?
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A standard home inspection starts at $399 for single-family homes and $299 for condos, with final pricing based on the square footage of the home. Packages save more: Value Package $799 (save $149), Value + Sewer Scope $1,078 (save $199), and Full Protection $1,427 (save up to $439). Get an instant quote online or call (215) 860-3150. See full pricing →
How is ValueGuard’s inspection pricing determined?
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All ValueGuard inspection pricing is based on the square footage of the home — the single biggest driver of how long a thorough inspection takes. The larger the property, the more time required. Additional factors like detached outbuildings, age-related complexity, and add-on services may affect the final price. Use our instant quote tool for an exact price for your specific property.
What is the Value Package and why is it the most popular?
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The Value Package bundles a full home inspection with certified radon testing, a termite (WDI) inspection, and our exclusive MoistureGuard thermal imaging service — plus Rush Delivery, a 2X Satisfaction Guarantee, and a Termite-Free Guarantee. Ordered individually, these add-ons would cost significantly more on top of your standard inspection. The Value Package saves you $149 versus ordering individually, which is why most buyers choose it.
What’s the difference between Value Package, Value Package+, and Full Protection?
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The Value Package ($799, save $149) adds radon, termite, and MoistureGuard to your home inspection. Value Package+ ($1,078, save $199) adds a full sewer scope inspection — critical for Philadelphia rowhomes under the Philadelphia Rule. Full Protection ($1,427, save up to $439) adds mold air sampling at three locations and a free radon post-mitigation retest. Prices shown are for homes up to 1,200 sq ft; larger homes scale up by square footage.
Do you inspect condos, duplexes, multi-unit, new construction, and commercial properties?
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Yes. Condo inspections start at $299 and duplex inspections at $549. Triplex, quad, new construction (pre-drywall, pre-close, and one-year warranty), and commercial properties are quoted individually based on unit count, size, and age. We’ve inspected just about every major condo building in Philadelphia, the Main Line, and surrounding counties. Request a quote online or call (215) 860-3150.
What is a Pre-Offer “Walk & Talk” consultation?
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If you’re forced to waive your inspection contingency in a competitive market, our 30 to 60 minute pre-offer consultation gives you the confidence to make the right offer. An inspector walks the property with you and talks through what they observe in real time. It’s not a substitute for a full inspection, but it helps you avoid costly surprises before you commit.
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iv. Services & add-ons
Testing explained.
Why is a sewer scope inspection so important?
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A sewer scope is a camera inspection of the full sewer lateral — the buried pipe carrying waste from the home to the city main. It identifies blockages, root intrusion, offsets, cracks, and collapses before you close, preventing costly repairs, backups, or health hazards. An intact-looking toilet and working drains tell you nothing about the buried line. We recommend a sewer scope on every Philadelphia home purchase and any suburban home with trees near the lateral or built over 30 years ago. Repairs routinely run $3,000 to $12,500 or more. It’s included in Value Package+ and Full Protection, or available as an add-on for $329.
Do I need radon testing in Pennsylvania?
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Strongly recommended — especially in Philadelphia, Bucks, Chester, and Montgomery Counties, all of which are EPA Zone 1 (highest risk). Pennsylvania’s statewide average indoor radon level is 7.3 pCi/L, nearly double the EPA’s 4.0 pCi/L action level. Radon is colorless, odorless, and the second leading cause of lung cancer in the US — testing is the only way to know your levels. Our PA DEP-certified technicians use tamper-resistant electronic monitors for a 48-hour test with results by email. Included in the Value Package or available as a standalone add-on for $190.
Do I need a termite inspection when buying a home?
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Usually yes — most lenders require it. A certified Wood Destroying Insect (WDI) inspection is performed by a licensed pest control professional and documents any termite or wood-destroying insect activity. Philadelphia’s dense rowhome blocks — shared party walls, wood framing in close contact with soil and masonry, and aging structures — create ideal conditions for termites. Included in the Value Package or available as an add-on for $160.
What is MoistureGuard?
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MoistureGuard uses thermal imaging to detect temperature variations that indicate potential moisture issues in building materials, combined with moisture meters and humidity analysis. By measuring moisture content in the air and materials, it helps identify dampness, leaks, and inadequate ventilation — flagging the likelihood of mold growth or structural damage before it becomes visible. It’s included in the Value Package or available as an add-on for $149.
What does mold air sampling test for — and when do I need it?
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Mold air sampling captures airborne mold spores to identify types and concentrations in your indoor air — useful for detecting mold you can’t see, such as behind walls, in crawl spaces, or inside HVAC systems. It’s especially recommended for older rowhomes, properties with basement moisture issues, or any home with a history of water damage. Included in the Full Protection package or available individually for $399 at three locations, with additional locations available.
When should I add lead paint testing?
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Lead paint testing is critical for any home built before 1978, when lead-based paint was banned for residential use — which covers a large share of Philadelphia’s housing stock. We perform swab testing on surfaces throughout the home, and LEAD Safe Certification is included for Philadelphia properties. Pricing starts at $349.
Can I add radon, termite, sewer scope, or mold testing when I book?
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Yes — and we strongly recommend bundling services when you book. All add-ons are coordinated in a single visit so you’re not juggling multiple vendors, and bundling into a package saves you money. Choose add-ons right in the online booking form, or ask when you call (215) 860-3150.
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v. Scheduling & reports
Booking & delivery.
How far in advance should I schedule my home inspection?
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Schedule as soon as your offer is accepted and you have a signed Agreement of Sale. Most inspection contingency periods run 7 to 10 days, so booking immediately gives you maximum flexibility. We typically have availability within 24 to 48 hours across most areas. Call (215) 860-3150 or book online to see current availability.
What information do I need to book?
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You’ll need the property address, approximate square footage, the year the home was built (if known), and your preferred date and time. If your real estate agent needs to be present, have their contact information ready. For condo inspections, let us know the unit number and floor. We’ll confirm all details and send a prep guide after booking.
Do you offer weekend or evening appointments?
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Yes. We schedule inspections 7 days a week including Saturdays and Sundays. Evening appointments (starting as late as 3:00 PM) are available depending on property size and location. Check availability in the online booking form or call (215) 860-3150 for help finding a time that works.
When will I receive my inspection report?
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Your report is delivered by email by the next business day after your inspection — and many of our reports actually go out the same day. We commit to “next day” rather than “same day” on purpose: every ValueGuard report is professionally reviewed by a master inspector before it’s released to you, and we won’t rush that review just to claim a same-day turnaround. The quality of the report matters more than the speed. Reports are comprehensive, photo-rich digital documents that include clear descriptions of every finding, photos of every deficiency, and plain-language explanations of what each issue means for you as a buyer — often with cost estimates that give you real negotiation leverage. Most clients use the report within 24 hours of receiving it.
What is your cancellation policy?
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We ask for at least 24 hours notice for cancellations or reschedules. Real estate transactions move fast and deal timing doesn’t always cooperate — call us as soon as you know you need to change and we’ll do everything we can to accommodate you. For same-day cancellations, a fee may apply. Details are confirmed in your booking confirmation email.
Can my inspector answer questions after the report is delivered?
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Absolutely. Your inspector remains available to answer questions after the report is delivered — no call center, no runaround. We strive to make sure you know exactly where you stand with your new home, from scheduling through report delivery and follow-up.
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vi. County-specific questions
Local knowledge.
What is the Philadelphia Rule and why does it matter?
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Under the Philadelphia Rule, homeowners are responsible for the entire sewer lateral — the pipe running from the home all the way to the city sewer main, often located in the middle of the street. If that pipe cracks, collapses, or is blocked by tree roots anywhere along its length, the homeowner pays for the full repair: excavation, permitting, new pipe, and street restoration. Repairs routinely run $3,000 to $12,500 or more. A sewer scope inspection during your contingency period gives you camera footage of the entire line before you close. Don’t close on a Philadelphia home without one.
What’s unique about inspecting older Philadelphia rowhomes?
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Rowhomes make up about 70% of Philadelphia’s housing stock, and roughly 75% of them are more than 50 years old. That means shared party walls, flat or low-slope roofs, parapet walls, and aging systems like knob-and-tube wiring, galvanized and cast iron plumbing, aging boilers, and lead water service lines. Our inspectors evaluate parapet conditions, shared-wall integrity, flat-roof drainage, and moisture intrusion from adjoining properties — issues suburban-focused inspectors routinely miss.
What should I watch out for in a renovated flip property?
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Investor-renovated flips are common in Fishtown, Point Breeze, Kensington, Brewerytown, and many other neighborhoods. Fresh paint and new finishes can conceal real problems: unpermitted electrical work, cosmetic-only plumbing repairs, inadequate insulation, and moisture behind walls. Warning signs include outlets with no ground-fault protection in kitchens and baths, mismatched tile or flooring at transitions, fresh paint in the basement (often used to hide moisture staining), and HVAC systems too small for the home. Our inspectors look beyond the finishes to evaluate whether the underlying systems are actually sound and properly permitted.
Which counties have the highest radon risk?
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Philadelphia, Bucks, Chester, and Montgomery Counties are all EPA Zone 1 — the highest radon risk classification. Pennsylvania has some of the highest radon levels in the country, with a statewide average of 7.3 pCi/L versus the EPA’s 4.0 pCi/L action level. Radon testing is strongly recommended throughout Greater Philadelphia, regardless of the home’s age or whether it has a basement.
Do you inspect homes in the Pennsylvania suburbs and New Castle County, Delaware?
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Yes. Beyond the city, we inspect throughout Bucks, Chester, Delaware, Montgomery, Berks, and Lancaster Counties in Pennsylvania, plus New Castle County in Delaware. Suburban homes bring their own considerations — stone colonials, slate roofs, well and septic systems, larger lots, and older sewer laterals with trees nearby. Our inspectors know the housing stock county by county and bring the same depth to a Main Line colonial as to a Center City rowhome.
Serving all of Greater Philadelphia. Select your county for local inspector profiles, common issues, and neighborhood-specific guides:
| PhiladelphiaBucks CountyChester CountyMontgomery CountyDelaware CountyNew Castle County, DEBerks CountyLancaster County |
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vii. Our guarantees
How we stand behind it.
What is the Satisfaction & 2X Satisfaction Guarantee?
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We stand behind the quality of our home inspections with a Satisfaction Guarantee. Select package deals include a 2X Satisfaction Guarantee — if you’re not fully satisfied with our inspection services, we’ll refund up to twice the base home inspection fee. To qualify, you must submit a written explanation of your dissatisfaction within 90 days of the inspection date.
What is ValueGuard’s Termite-Free Guarantee?
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If our inspection finds no termites at the property, we guarantee our findings for 180 days. Should termites be discovered within this period, we will treat the property at no cost. The Termite-Free Guarantee is included with the Value Package and higher tiers.
Which packages include which guarantees?
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Every inspection carries our standard Satisfaction Guarantee. The Value Package, Value Package+, and Full Protection tiers add the 2X Satisfaction Guarantee and the Termite-Free Guarantee. Full Protection also includes a free radon post-mitigation retest. See the package details on our pricing page for a full breakdown. View pricing & packages →
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Still have a question? We’re happy to talk it through.
Ready when you are
Book your inspection.
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