We price by square footage — no surprises, no hidden fees. From a standard inspection to our full Value Package, here’s exactly what you’ll pay and what you’ll get. 94,000+ inspections since 1997.
27+ years ·94k inspections ·4.9★ Google reviews·Next-day reports ·100% satisfaction
ValueGuard prices every inspection by the square footage of the home — the single biggest driver of how long a thorough inspection takes. No hidden fees, no surprises at the door. Below you’ll find our flat pricing by size, four levels of protection to choose from, every add-on service with its price, and answers to the questions buyers ask most. Since 1997 we’ve completed over 94,000 inspections across Greater Philadelphia, more than any other inspection company.
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. What every inspection includes
The ValueGuard standard.
i ASHI Member Inspectors All inspectors are ASHI members. Senior inspectors earn the ValueGuard Master designation after 5+ years and 1,500+ inspections.
ii Next-Business-Day Report Detailed, photo-rich report emailed while your inspection contingency is still open. View sample reports →
iii Inspector Available After Your inspector remains available to answer questions after the report is delivered — no call center, no runaround.
iv 94,000+ Inspections 27 years inspecting Greater Philadelphia homes. We’ve seen everything this region’s housing stock can produce — twice.
v 4.9★ Average Rating 1,600+ verified reviews across Google, Birdeye, and Angi. See our Google reviews →
vi 7-Day Scheduling Available Monday through Sunday — we work around your contingency deadline, not the other way around.
← Swipe to see all six →
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ii. Single-family home pricing
Clear pricing by square footage.
All prices are for single-family homes across Greater Philadelphia — Philadelphia, Bucks, Chester, Montgomery, and Delaware Counties. Prices shown are for properties up to 3,600 sq ft; request a quote for larger homes.
Square Footage
Standard
Value Package Most Popular
Value Package+
Full Protection
Up to 1,200 sq ft
$399
$799
$1,078
$1,427
1,201 to 1,800 sq ft
$429
$829
$1,108
$1,457
1,801 to 2,400 sq ft
$449
$849
$1,128
$1,477
2,401 to 3,000 sq ft
$499
$899
$1,178
$1,527
3,001 to 3,600 sq ft
$549
$949
$1,228
$1,577
Prices are for standard single-family homes. Age, outbuildings, and detached structures may be subject to additional fees. Homes over 3,600 sq ft — please request a quote. Prices subject to change without notice.
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iii. What’s included
Choose your level of protection.
Every ValueGuard package starts with a comprehensive home inspection. The question is how much additional peace of mind you want before you close. Prices shown are for homes up to 1,200 sq ft.
All add-ons can be combined with any package or ordered alongside a standard home inspection. Radon testing is especially critical in Bucks, Chester, and Montgomery Counties (EPA Zone 1). Sewer scope inspections are strongly recommended for all Philadelphia rowhomes.
Radon Testing $190 — or included in Value Package 48-hour DEP-certified electronic test. Tamper-resistant monitors. Results by email.
Termite / WDI Inspection $160 — or included in Value Package Certified Wood Destroying Insect inspection. Required by most lenders.
Sewer Scope Inspection $329 — or included in Value Package+ Camera inspection of the full sewer lateral. Critical for Philadelphia and older suburban homes.
MoistureGuard $149 — or included in Value Package Thermal imaging, moisture meters, and hydrometers. Detects hidden moisture before it becomes mold.
Mold Air Sampling $399 — 3 locations Air quality sampling for mold spore types and concentrations. Additional locations available.
Lead Paint Testing From $349 Swab testing for lead paint on surfaces throughout the home. LEAD Safe Certification included for Philadelphia properties.
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v. Other property types
Inspections for every property type.
Single-family homes are just the beginning. We inspect everything from condos to commercial properties across Greater Philadelphia.
Condo Inspection From $299 → Apartment-style condos inspected with the same rigor. Common areas typically excluded.
Duplex Inspection From $549 → Two-unit properties inspected thoroughly. Ideal for owner-occupants and investors alike.
Triplex & Quad Request a quote → Multi-unit properties require a custom quote based on unit count, size, and age.
New Construction Request a quote → Pre-drywall, pre-close, and one-year warranty inspections. Catch issues before your warranty expires.
Pre-Drywall Inspection From $299 → Framing-stage inspection of the structure, framing, and plumbing, electrical & HVAC rough-ins — before the drywall goes up and hides them.
Commercial Property Request a quote → Commercial, professional, retail, and investment properties inspected by experienced professionals.
Pre-Offer Consultation Walk & Talk → Forced to waive your inspection contingency? Our 30–60 minute consultation gives you the confidence to make the right offer.
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vi. Why ValueGuard
Why our inspections cost more.
Some inspection companies in Greater Philadelphia charge less. Here’s what that actually means for your inspection.
i. Experienced ASHI Member Inspectors Every ValueGuard inspector is an ASHI member performing to the American Society of Home Inspectors Standards of Practice and Code of Ethics — the industry’s most rigorous benchmark. Senior inspectors earn the ValueGuard Master designation after 5+ years and 1,500+ completed inspections.
ii. We Never Rush A budget inspector schedules more inspections per day to compensate for lower prices. Our inspectors take the time the property demands — even if that means spending 5+ hours on a complex older home.
iii. 27 Years of Local Knowledge 94,000+ inspections across Greater Philadelphia means our team has seen every issue this region’s housing stock can produce — from knob-and-tube wiring to collapsed clay sewer laterals to flat roof failures.
iv. Report Quality Our photo-rich, clearly written reports include cost estimates for identified issues — giving you actual negotiation leverage, not just a checklist. Delivered the next business day, every time. View sample reports →
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vii. Common questions
Pricing questions.
How is ValueGuard’s inspection pricing determined? +
All ValueGuard inspection pricing is based on the square footage of the home. The larger the property, the more time a thorough inspection requires. 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? +
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.
When should I add a sewer scope inspection? +
We recommend a sewer scope on every Philadelphia home purchase and any suburban home with trees near the sewer lateral or a property over 30 years old. In Philadelphia, the homeowner is responsible for the entire sewer lateral from the home to the city main under the Philadelphia Rule. It’s included in the Value Package+ (save $199) and Full Protection (save up to $439) packages, or can be added to any other package.
What does mold air sampling test for — and when do I need it? +
Mold air sampling captures airborne mold spores to identify types and concentrations in your indoor air — useful for detecting mold problems you can’t see, such as behind walls, in crawl spaces, or inside HVAC systems. It’s especially recommended for older Philadelphia rowhomes, properties with basement moisture issues, or any home with a history of water damage. It’s included in our Full Protection package (save up to $439) or can be added individually for $399 at 3 locations.
Who pays for the home inspection? +
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.
How long does a home inspection take? +
A standard home inspection typically takes 2.5 to 4 hours depending on the size, age, and complexity of the property. Older Philadelphia rowhomes, properties with multiple systems, or homes requiring add-on services like radon testing or sewer scope may take longer. Our inspectors never rush — if a thorough inspection takes 5 hours, it takes 5 hours.
Do I need radon testing in Pennsylvania? +
Strongly recommended — especially in 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. Included in our Value Package or available as a standalone add-on for $190.
Is ValueGuard more expensive than other inspection companies? +
Our standard inspection starts at $399 — comparable to many qualified inspection companies in Greater Philadelphia. What differentiates ValueGuard is the caliber of the inspector, the depth of the inspection, the quality of the report, and the post-inspection availability of your inspector. Choosing a home inspector based on price alone is a risk.
What is MoistureGuard? +
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 — assessing 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 is ValueGuard’s Termite-Free Guarantee? +
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.
What is the Satisfaction & 2X Satisfaction Guarantee? +
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.
Serving all of Greater Philadelphia. Select your county for local inspector profiles, common issues, and neighborhood-specific guides:
