These are the questions we hear most often from home buyers, sellers, and real estate agents across Greater Philadelphia. ValueGuard Home Inspections is a family-owned company — not a franchise — that has completed more than 94,000 home inspections since 1997. Our ASHI-member inspectors serve Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks, and Lancaster Counties in Pennsylvania, plus New Castle County in Delaware, and ValueGuard is a BBB Accredited Business with an A+ rating. Standard inspections start at $429, with reports delivered by the next business day. Don’t see your question? Call us at (215) 860-3150.
Most inspections scheduled within 1–3 business days. Reports delivered by the next business day — so you stay comfortably within your contingency window. Inspections 7 days a week. Check availability →
Jump to a topic
i. About ValueGuard
Who we are.
Is ValueGuard a franchise?
No. ValueGuard is not a franchise — we are a family-owned business that has served Greater Philadelphia since 1997. Our inspectors, radon technicians, and client service team live, work, and volunteer throughout the region. Our office is located at 100 E Penn Square, Suite 400, Philadelphia, PA 19107.
How long has ValueGuard been inspecting homes?
Since 1997. In that time we’ve completed more than 94,000 home inspections across Greater Philadelphia — more than any other inspection company in the region. That experience means our team has seen nearly every issue this area’s housing stock can produce, from knob-and-tube wiring to collapsed clay sewer laterals to flat-roof failures.
Is ValueGuard accredited by the Better Business Bureau (BBB)?
Yes. ValueGuard USA, Incorporated — the company behind ValueGuard Home Inspections — is a BBB Accredited Business with an A+ rating from the Better Business Bureau serving Eastern Pennsylvania. BBB accreditation means we’ve committed to the BBB Standards for Trust: building trust, advertising honestly, telling the truth, being transparent, honoring promises, being responsive, safeguarding privacy, and embodying integrity. You can review our rating, accreditation status, and customer reviews on our BBB Business Profile.
Is ValueGuard licensed and insured?
Yes. Pennsylvania doesn’t issue a state home inspector license. Instead, the Pennsylvania Home Inspection Law (Act 114 of 2000) requires every home inspector to belong to a qualifying national home inspector association — such as ASHI — and to carry errors-and-omissions and general liability insurance. Every ValueGuard inspector is an ASHI member, and we carry the required coverage. In Delaware, home inspectors must be licensed by the Delaware Board of Home Inspectors, and our New Castle County inspections are performed by a Delaware-licensed inspector. Our radon technicians are certified by the Pennsylvania Department of Environmental Protection (DEP).
What areas does ValueGuard serve?
We inspect homes throughout Greater Philadelphia: Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks, and Lancaster Counties in Pennsylvania, plus New Castle County in Delaware. Inspectors are assigned by county, so you get someone who knows the local housing stock and the issues specific to your area.
What is ASHI and are ValueGuard inspectors certified?
The American Society of Home Inspectors (ASHI), founded in 1976, is North America’s oldest professional society of home inspectors. Every ValueGuard inspector is an ASHI member who performs to the ASHI Standards of Practice and Code of Ethics. Senior inspectors earn the ValueGuard Master Inspector designation after 5+ years and 1,500+ completed inspections, and every report is reviewed by a Master Inspector before it’s released.
Is ValueGuard more expensive than other home inspectors?
Not by much — our standard inspection starts at $429, comparable to other 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 your inspector’s availability after the inspection. Budget inspectors often book more inspections per day to make up for lower prices; our inspectors take the time the property demands, even if that means 5+ hours on a complex older home.
ii. Inspection basics
The fundamentals.
Do I really need a home inspection?
Yes. A home may be the largest purchase you ever make, and an inspection is the only way to understand its condition before you’re committed — the visually observable material defects, the age and condition of major systems, and what needs attention soon. A thorough inspection helps you make a confident decision and often becomes a valuable negotiation tool.
Is a home inspection required in Pennsylvania?
No law requires one, and most lenders don’t require a general home inspection. However, the standard Pennsylvania Agreement of Sale gives buyers an inspection contingency — 10 days if no other period is written in — to inspect the home and then accept it, ask the seller for repairs or credits, or terminate. If you waive that contingency, you generally accept the home in its current condition. We recommend an inspection on every purchase; if you’re pressured to waive, ask about our Pre-Offer Walk & Talk.
What’s included in a ValueGuard home inspection?
Our standard home inspection covers the roof, attic, foundation, structure, exterior, electrical system, plumbing system, heating and cooling, insulation, windows, doors, built-in appliances, and all accessible interior spaces, following the ASHI Standards of Practice. You receive a photo-rich digital report by the next business day. Radon testing, sewer scope, termite (WDI) inspection, mold testing, and lead paint testing are available as same-visit add-ons.
What doesn’t a home inspection cover?
A home inspection is a visual, non-invasive evaluation of readily accessible areas. Inspectors don’t open walls, move furniture or stored belongings, dismantle equipment, or test for code compliance, and they can’t see inside buried pipes or behind finished surfaces. Hidden-condition concerns are covered by specialized add-ons: sewer scope for the buried sewer line, radon testing, mold air sampling, lead paint testing, and termite (WDI) inspection. When we find something that needs a closer look, your report tells you which specialist to call — for example, a structural engineer or licensed electrician.
Is a home inspection the same as an appraisal?
No. An appraisal is ordered by your lender to estimate the home’s market value so the loan can be approved. A home inspection is ordered by you to evaluate the home’s physical condition — its roof, structure, and systems. The two answer different questions, and an appraisal is not a substitute for an inspection. ValueGuard performs home inspections and does not perform appraisals.
Can a house fail a home inspection?
No. A home inspection isn’t pass/fail. Your inspector documents the home’s condition and flags safety concerns, major defects, and items that need repair or monitoring. What you do with that information — proceed, negotiate repairs or a credit, or walk away — is your decision, made with your real estate agent within your contingency period.
How long does a home inspection take?
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 generally take 1.5 to 2.5 hours. Add-on services add roughly 30 to 60 minutes to the same visit. Older Philadelphia rowhomes can take longer — our inspectors never rush.
Should I attend the home inspection?
Yes — we strongly encourage it, especially for the last 30 to 45 minutes. That’s when your inspector walks you through the findings in person, explains what each one means, and answers your questions on the spot. Your real estate agent is welcome to attend as well.
Who pays for the home inspection?
In the vast majority of Greater Philadelphia transactions, the buyer pays for the home inspection. It’s ordered during the inspection contingency period and paid at the time of service. Some sellers order a pre-listing inspection at their own expense to list with confidence and reduce renegotiation risk.
What’s the difference between a buyer’s inspection and a pre-listing inspection?
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, so issues can be addressed in advance, the home can be priced accurately, and there are fewer surprises during negotiation.
Do I need a home inspection on a new construction home?
Yes. Municipal code inspections confirm minimum code requirements at certain stages — they don’t evaluate workmanship or catch every installation mistake. We offer new construction inspections at three stages: pre-drywall (while framing, wiring, and plumbing are still visible), pre-closing, and a one-year builder-warranty inspection before your warranty expires. Each is quoted based on the home’s size.
iii. Pricing & packages
What it costs.
How much does a home inspection cost in Greater Philadelphia?
A standard ValueGuard home inspection starts at $429 for single-family homes and $329 for condos, with final pricing based on square footage. Packages save more: Value Package $829 (save $149), Value Package+ with sewer scope $1,108 (save $199), and Full Protection $1,457 (save up to $249). Package prices shown are for homes up to 1,200 sq ft. Get an instant quote online or call (215) 860-3150. See full pricing →
How is ValueGuard’s inspection pricing determined?
All ValueGuard inspection pricing is based on the home’s square footage — the biggest driver of how long a thorough inspection takes. Detached outbuildings, age-related complexity, and add-on services can also affect the final price. Use our instant quote tool for an exact price on your property.
What is the Value Package and why is it the most popular?
The Value Package bundles a full home inspection with certified radon testing, a termite (WDI) inspection, and our MoistureGuard moisture analysis — plus Rush Delivery, the 2X Satisfaction Guarantee, and the Termite-Free Guarantee. It saves $149 compared with ordering the same services individually, which is why most buyers choose it.
What’s the difference between the Value Package, Value Package+, and Full Protection?
The Value Package ($829, save $149) adds radon, termite, and MoistureGuard to your home inspection. Value Package+ ($1,108, save $199) adds a full sewer scope inspection — critical for Philadelphia homes, where the owner is responsible for the entire sewer lateral. Full Protection ($1,457, save up to $249) 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 by square footage.
Do you inspect condos, duplexes, multi-unit, new construction, and commercial properties?
Yes. Condo inspections start at $329 and duplex inspections at $579. Triplex, quad, new construction (pre-drywall, pre-closing, and one-year warranty), and commercial properties are quoted individually based on unit count, size, and age. We’ve inspected nearly every major condo building in Philadelphia, the Main Line, and the surrounding counties. Request a quote online or call (215) 860-3150.
What is a Pre-Offer “Walk & Talk” consultation?
It’s a 30 to 60 minute walkthrough with an inspector before you make an offer — designed for buyers who feel pressured to waive their inspection contingency in a competitive market. Your inspector walks the property with you and talks through what they observe in real time. It isn’t a substitute for a full inspection, but it helps you avoid costly surprises before you commit.
iv. Services & add-ons
Testing explained.
Why is a sewer scope inspection so important?
A sewer scope is a camera inspection of the sewer lateral — the buried pipe that carries waste from the house to the public sewer main. It identifies blockages, root intrusion, offsets, cracks, and collapses before you close. Working toilets and drains tell you nothing about the condition of the buried line. We recommend a sewer scope on every Philadelphia home purchase and on any suburban home more than 30 years old or with trees near the lateral. 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?
Yes — it’s strongly recommended everywhere we work. All seven Pennsylvania counties we serve (Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks, and Lancaster) are EPA Radon Zone 1, the highest predicted radon potential, and the Pennsylvania DEP estimates about 40% of Pennsylvania homes test above the EPA action level of 4.0 pCi/L. Radon is colorless, odorless, and the second-leading cause of lung cancer in the U.S. after smoking; testing is the only way to know your level. Our PA DEP-certified technicians run a 48-hour test with tamper-resistant electronic monitors. Radon testing is included in the Value Package or available as an add-on for $190.
Do I need a termite inspection when buying a home?
Usually, yes. VA loans require a Wood Destroying Insect (WDI) inspection in every Pennsylvania county we serve and in Delaware, and many other lenders ask for one too. A WDI inspection is performed by a licensed pest control professional and documents any termite or wood-destroying insect activity or damage. Philadelphia’s rowhome blocks — shared party walls, aging wood framing, and wood in contact with masonry and soil — create ideal conditions for termites. It’s included in the Value Package or available as an add-on for $160.
What is MoistureGuard?
MoistureGuard is ValueGuard’s moisture analysis service. Using moisture meters, humidity readings, and specialized detection tools, it finds dampness, leaks, and poor ventilation in building materials before they show up as visible mold or structural damage. 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?
Mold air sampling captures airborne mold spores and identifies their types and concentrations, which helps detect mold you can’t see — behind walls, in crawl spaces, or inside HVAC systems. It’s recommended for older rowhomes, homes with basement moisture, and any home with a history of water damage. It’s included in Full Protection or available for $429 at three locations, with additional locations available.
When should I add lead paint testing?
Add lead paint testing for any home built before 1978, when lead-based paint was banned for residential use — which describes most 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.
Does a home inspection include the chimney?
Your inspector evaluates the visible and readily accessible parts of the chimney and fireplace — the exterior masonry, crown, flashing, firebox, and damper — but a home inspection can’t see inside the full length of the flue. The National Fire Protection Association’s NFPA 211 standard calls for a Level II chimney inspection, which includes a camera scan of the flue, when a property is sold. We recommend one for any home with a wood-burning fireplace or a chimney that vents a furnace, boiler, or water heater — common in older Philadelphia-area homes.
What if the home has a private well or septic system?
A standard home inspection doesn’t include a septic system inspection or a well water test — both are specialized evaluations. Private wells and septic systems are common in parts of Bucks, Chester, Berks, and Lancaster Counties. If the home you’re buying has either, mention it when you book, and we’ll help you plan the right testing so everything is completed within your contingency period.
Can I add radon, termite, sewer scope, or mold testing when I book?
Yes — and we recommend bundling services when you book. All add-ons are coordinated into a single visit so you aren’t juggling multiple vendors, and bundling into a package saves money. Choose add-ons in the online booking form, or ask when you call (215) 860-3150.
v. Scheduling & reports
Booking & delivery.
How far in advance should I schedule my home inspection?
Schedule as soon as your offer is accepted and the Agreement of Sale is signed. Pennsylvania inspection contingencies are commonly 7 to 10 days, so booking immediately gives you the most time to review the report and negotiate. Most inspections are scheduled within 1 to 3 business days, often sooner. Book online or call (215) 860-3150 to see current availability.
What information do I need to book a home inspection?
You’ll need the property address, approximate square footage, the year the home was built (if known), and your preferred date and time. Have your real estate agent’s contact information ready if they’ll attend. For condos, include the unit number and floor. We’ll confirm the details and send a prep guide after booking.
Do you offer weekend or evening appointments?
Yes. We inspect 7 days a week, including Saturdays and Sundays. Afternoon start times 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.
When will I receive my inspection report?
By email, by the next business day after your inspection — and many reports go out the same day. We commit to next day rather than same day on purpose: every ValueGuard report is reviewed by a Master Inspector before it’s released, and we won’t rush that review. Reports are photo-rich digital documents with clear descriptions of every finding and plain-language explanations of what each issue means for you as a buyer.
How do I pay for my home inspection?
You can pay online by credit card or ACH through the secure payment link we send, or by cash or check (payable to “ValueGuard Inspections”) at the inspection. Your report is released once payment is received.
What is your cancellation policy?
We ask for at least 24 hours’ notice for cancellations or reschedules. Real estate timelines move fast — call us as soon as you know you need to change and we’ll do everything we can to accommodate you. A fee may apply for same-day cancellations. Details are confirmed in your booking confirmation email.
Can my inspector answer questions after the report is delivered?
Absolutely. Your inspector remains available to answer questions after the report is delivered — no call center, no runaround. We want you to know exactly where you stand with your new home, from scheduling through report delivery and follow-up.
vi. After the inspection
What comes next.
What happens if the home inspection finds problems?
Under the standard Pennsylvania Agreement of Sale, you have until the end of your inspection contingency period to do one of three things: accept the property as-is, terminate the agreement, or submit a written corrective proposal asking the seller to make repairs or offer a credit. If you submit a proposal, a negotiation period follows — 5 days if no other period is written in. You’ll generally provide the seller a copy of the inspection report with your response, and your real estate agent handles the paperwork. Our report gives you the photos and plain-language documentation to support your requests.
Should I ask the seller for repairs or a credit?
It depends on the issue and the deal — your real estate agent is the best guide. Many buyers focus requests on safety hazards, active water problems, and major systems (roof, structure, sewer line, electrical, heating) rather than cosmetic items. A credit or price reduction lets you control the quality of the work; seller repairs should come with receipts and, where required, permits. For big-ticket items, get a contractor estimate during your contingency period so your request is backed by real numbers.
Doesn’t the seller have to disclose problems in Pennsylvania?
Pennsylvania’s Real Estate Seller Disclosure Law requires most sellers to disclose known material defects on a Seller’s Property Disclosure Statement, and Delaware has a similar requirement. But sellers can only disclose what they know — many defects are unknown to the owner, and a disclosure statement is not a warranty. A professional inspection is how you find what the seller doesn’t know about.
vii. County-specific questions
Local knowledge.
What is the Philadelphia Rule and why does it matter?
In Philadelphia, the property owner is responsible for the sewer lateral — the pipe running from the house to the city sewer main, which is often in the middle of the street. We call this the Philadelphia Rule. If that pipe cracks, collapses, or fills with tree roots anywhere along its length, the homeowner pays for the repair: excavation, permits, new pipe, and street restoration, routinely $3,000 to $12,500 or more. A sewer scope during your contingency period gives you camera footage of the line before you close. Don’t close on a Philadelphia home without one.
What’s unique about inspecting older Philadelphia rowhomes?
Rowhomes make up the majority of Philadelphia’s housing, and most were built well before 1970. 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, older 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?
Investor-renovated flips are common in Fishtown, Point Breeze, Kensington, Brewerytown, and many other Philadelphia neighborhoods. Fresh finishes can conceal unpermitted electrical work, cosmetic-only plumbing repairs, inadequate insulation, and moisture behind walls. Warning signs include missing GFCI protection in kitchens and baths, mismatched flooring at transitions, fresh basement paint hiding moisture staining, and HVAC systems too small for the home. Our inspectors look past the finishes to evaluate whether the underlying systems are sound.
Which Greater Philadelphia counties have the highest radon risk?
All of them. Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks, and Lancaster Counties are all EPA Radon Zone 1 — the highest risk classification. Radon levels also vary from house to house, so a neighbor’s result doesn’t tell you yours. Testing is recommended for every home, regardless of age or whether it has a basement. If a test comes back high, a mitigation system typically costs $800 to $1,200, according to the Pennsylvania DEP.
Should I worry about stucco on homes in Chester, Montgomery, and Bucks Counties?
Stucco-clad homes built from roughly the mid-1980s through the late 2000s in southeastern Pennsylvania have well-documented moisture-intrusion problems, often caused by missing or improper flashing. The damage happens behind the stucco, where it can’t be seen. Our inspectors carefully evaluate all accessible exterior cladding areas and flag warning signs such as staining below windows, cracks, bulging, and missing kick-out flashing. Because a visual inspection can’t see behind the cladding, we recommend invasive stucco testing by a stucco specialist for homes of that era before you close.
Do I need a Delaware-licensed home inspector in New Castle County?
Yes. Delaware requires home inspectors to be licensed by the Delaware Board of Home Inspectors. ValueGuard’s New Castle County inspections are performed by our Delaware-licensed inspector, with the same report format, review process, and guarantees as our Pennsylvania inspections.
Do you inspect homes in the Pennsylvania suburbs and New Castle County, Delaware?
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 near mature trees. 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 guides:
| PhiladelphiaBucks CountyChester CountyMontgomery CountyDelaware CountyNew Castle County, DEBerks CountyLancaster County |
viii. Our guarantees
How we stand behind it.
What is the Satisfaction & 2X Satisfaction Guarantee?
Every ValueGuard inspection is backed by our Satisfaction Guarantee. Select packages include the 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, submit a written explanation of your dissatisfaction within 90 days of the inspection date.
What is ValueGuard’s Termite-Free Guarantee?
If our inspection finds no termites at the property, we guarantee that finding for 180 days. If termites are discovered within that period, we’ll treat the property at no cost. The Termite-Free Guarantee is included with the Value Package and higher tiers.
Which packages include which guarantees?
Every inspection carries our standard Satisfaction Guarantee. The Value Package, Value Package+, and Full Protection add the 2X Satisfaction Guarantee and the Termite-Free Guarantee. Full Protection also includes a free radon post-mitigation retest. View pricing & packages →
Still have a question? We’re happy to talk it through.
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