Greater Philadelphia · Pre-Listing Inspections for Sellers

Set your listing up for success.

A pre-listing inspection puts you in control before your home ever hits the market. Know exactly what a buyer’s inspector will find — fix what you choose, price with confidence, and sell with no surprises. Same thorough ValueGuard inspection, with a photo-rich report in your inbox tomorrow.

Why sellers inspect first

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No last-minute surprisesFind issues before the buyer’s inspector does
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A stronger negotiating positionSet your price knowing the home’s true condition
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Repairs on your termsYour contractors, your timeline — not a rushed credit
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Faster, smoother closingsFewer renegotiations and fewer deals falling through
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Buyer confidence, built inA trusted report reassures serious buyers

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A pre-listing inspection — sometimes called a seller’s inspection — is the smartest move you can make before putting your home on the market. Instead of waiting for a buyer’s inspector to uncover problems mid-deal, you learn the home’s real condition first, on your own timeline. Since 1997, ValueGuard has completed over 94,000 inspections across Greater Philadelphia, more than any other inspection company in the region. We inspect every system meticulously, explain what we find in plain English, and deliver a photo-rich report the next business day — so you can list with confidence and negotiate from a position of strength.


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i. What your inspection covers

Every system. Every time.

A pre-listing inspection is the same thorough, unbiased assessment a buyer’s inspector performs — every major component documented and photographed, so you know exactly what needs attention before you list. Our proprietary software ensures nothing is overlooked.


Exterior
The overall condition of the cladding, trim, walkways and grading — and the early warning signs of moisture intrusion.
✓Wall cladding, trim, flashings, doors & windows✓Walkways, driveways & patios for trip hazards✓Stairs, balconies & decks for safe use✓Grading, drainage & retaining walls

Roof
A clear, unbiased picture of the roof’s real condition — we have nothing to sell, so you get the truth before a buyer questions it.
✓Estimated roof age & expected service life✓Installation defects & evidence of repairs✓Cracking, ponding & open seams documented✓Gutters, flashings, skylights & chimneys

Structure
Does your house have good bones? From 1700s stone foundations to modern concrete, we catch what others miss.
✓Basements, crawlspaces & attics✓Foundation cracking, bowing & damage✓Roof, wall, floor & ceiling structure✓Joist rot, floor sag & bowing walls

Interior
Every interior space rigorously checked for moisture, damage and cracking — clearly documented for repair priority.
✓Walls, ceilings & floors✓Steps, stairways & railings✓Windows & doors✓Garage vehicle doors & openers

Electrical
A common deal-breaker at the buyer’s inspection. We methodically test each major electrical component and flag upgrade needs early.
✓Service disconnect location & amperage✓Main & sub panels✓Operational testing of GFCIs & AFCIs✓Smoke & carbon monoxide detectors

Plumbing
We’ve inspected 200,000+ toilets — and counting. Plumbing issues are costly and easy to miss without experience.
✓Fixtures, sinks, tubs, showers & toilets✓Cracked pipes, leakage & gas leaks✓Gas piping, valves & connections✓Tank & tankless water heaters

Heating & Cooling
We confirm your HVAC systems run safely and efficiently — the kind of detail that reassures a buyer and keeps a deal moving.
✓Installed heating equipment✓Central & installed cooling systems✓Distribution systems✓Vents, flues & chimneys

Appliances
We test installed appliances so there are no working-condition disputes once your home is under contract.
✓Ovens, ranges & cooktops✓Installed microwaves & dishwashers✓Waste disposers & refrigerators✓Clothes washers & dryers

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ii. Depth of inspection

1,600+ inspection points, documented.

From the roof line to the foundation, a ValueGuard pre-listing inspection checks more than sixteen hundred individual points across the home’s major systems — the same depth a buyer’s inspector will apply. Here’s the relative coverage by system, so nothing catches you off guard once you’re under contract. Every finding is photographed and explained in your next-day report.

Exterior240+
Structure220+
Plumbing215+
Interior200+
Electrical195+
Roof180+
HVAC170+
Appliances120+

Point counts are representative and vary by the home’s size, age and condition. Every accessible system is inspected, and every finding is photographed and explained in your next-business-day report.

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iii. Why ValueGuard

Why Philadelphia sellers choose ValueGuard.

i.
The Region’s Most Experienced
94,000+ inspections since 1997 and 200+ combined years of field experience. No other Greater Philadelphia company has seen more homes — or more problems — than we have, and that’s exactly the eye you want on your side before you list.
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A Report Buyers Trust
The ValueGuard name is well known to buyers and agents across the region. A pre-listing report from a trusted, independent inspector carries weight — and reassures serious buyers that your home has nothing to hide.
iii.
Photo-Rich Reports, Tomorrow
Hundreds of photos, clear deficiency summaries with cost estimates, and plain-language explanations — in your inbox the next business day, giving you time to plan repairs before you list.
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100% Satisfaction Guarantee
We stand behind every inspection and we’re always available for your questions — before, during and long after the report is delivered.

ValueGuard inspector Cory Shalaway inspecting the main electrical panel during a Philadelphia pre-listing inspection

Safety, verified before you list.
Inspector Cory Shalaway inspects the main electrical panel to confirm everything is safe and correctly wired. Electrical defects are among the most common findings at a buyer’s inspection — catching them during your pre-listing inspection means you can handle any repairs on your own terms, before they ever become a negotiation.

Ready to inspect before you list?

Schedule now
(215) 860-3150

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iv. The seller’s advantage

Sell with a pre-listing inspection — or without.

The buyer will inspect your home either way. The only question is whether you see it first. Here’s how the sale tends to go each way.

In the sale With a pre-listing inspection Without one
When problems surface ✓Before you list ✗Mid-deal, from the buyer
Who controls repairs ✓You — your contractors, your timeline ✗The buyer’s demands & credits
Negotiating position ✓Priced with full knowledge ✗On the back foot
Repair cost ✓Shop around, avoid markup ✗Inflated credit demands
Risk of the deal collapsing ✓Lower — fewer surprises ✗Higher — renegotiation & fall-through
Time on market ✓Priced right, moves faster ✗Delays from re-negotiation
Buyer confidence ✓Report builds trust up front ✗Buyers wary of the unknown

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Fast & Easy

Scheduling takes minutes.

No phone tag, no waiting around. Book your pre-listing inspection online or by phone, and we’ll handle the rest — often with next-day availability, so you can list on schedule.

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Book in minutes
Schedule online or call (215) 860-3150. Pick a time before you list — often as soon as tomorrow.
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We inspect
Your inspector spends 2–3 hours documenting every system. You’re welcome to walk along and ask what buyers are likely to flag.
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Report next day
A comprehensive report — photos, findings summary and cost estimates — lands in your inbox the next business day, ready to act on.

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v. Serving Greater Philadelphia

Local home inspectors, county by county.

We know this region’s homes — from historic Philadelphia row homes and Chester County stone farmhouses to new construction in Bucks and Montgomery County — which means we know what buyers in your market look for.

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vi. What clients say

From recent ValueGuard clients.

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★★★★★

James was fantastic. He went over every piece of the property with me, explaining everything along the way — extremely thorough. The inspection report was sent over very quickly, with such good detail and pictures. This will make it much easier for me to make the repairs I need to. Highly recommend James and ValueGuard. So pleased they were my inspection company!

Nancy Voyles
Google · Inspector: James

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★★★★★

Mike was a great inspector. Thorough and detailed but never left us feeling overwhelmed or confused. Answered any and all questions — great guy!

Thomas McCall
Google · Inspector: Mike

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★★★★★

I don’t think I could recommend them more. If you get Cory, you’ll have the best experience hands down — thorough in everything he does, so you’ll know the condition of your house. Personable and kind; you won’t find a better inspector.

Nicholas Massey
Google · Inspector: Cory

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★★★★★

Really nice experience with Michael! Very professional, patient and so humorous. Thorough examination and explanation, and he answered all of our questions and concerns. Will definitely choose them again.

Songlu Li
Google · Inspector: Michael

Swipe to see more reviews

Read all 1,300+ Google reviews → · See all our reviews →

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vii. Common questions

Pre-listing inspection questions.

What is a pre-listing (seller’s) inspection?+
It’s a full home inspection performed for the seller before the home is listed, rather than for the buyer after an offer. You get the same comprehensive assessment — roof, structure, exterior, electrical, plumbing, HVAC, interior and appliances, following ASHI Standards of Practice — with a photo-rich report the next business day. The difference is timing: you see the home’s condition first, so you can decide what to repair, what to disclose and how to price.
Why should I inspect before I list?+
Because the buyer is going to inspect your home no matter what — the only question is whether you find the issues first. Inspecting before you list lets you fix problems on your own timeline with your own contractors (instead of granting a rushed credit), price the home accurately, avoid last-minute renegotiations, and give serious buyers confidence. It’s one of the simplest ways to keep a sale on track.
Do I have to disclose or fix everything the inspection finds?+
You choose which repairs to make — many sellers fix the items most likely to derail a deal and leave cosmetic ones for the buyer. Disclosure requirements vary, so how you handle known issues on Pennsylvania’s or Delaware’s seller disclosure forms is a question for your real-estate agent or attorney. What the inspection gives you is a clear, documented picture so you can make those decisions deliberately rather than being caught off guard.
How much does a pre-listing inspection cost?+
Pre-listing inspections start at $399 for single-family homes and $299 for condos, with final pricing based on square footage, age and services selected. Bundled packages — Value ($799), Value + Sewer ($1,078) and Full Protection ($1,427) — save you up to $439 and let you get ahead of the tests buyers commonly request. See full pricing →
Can the buyer use my pre-listing report?+
Many sellers share the report with prospective buyers as a sign of good faith, and it can reduce back-and-forth once you’re under contract. That said, most buyers will still choose to hire their own inspector, and some agents recommend they do — a pre-listing inspection complements the buyer’s inspection rather than replacing it. Its real value is putting you in control of what that later inspection is likely to reveal.
How long does the inspection take?+
A standard single-family inspection takes about 2.5 to 4 hours depending on the size, age and condition of the property — our inspectors never rush. Condo inspections are generally 1.5 to 2.5 hours. Any add-on services are performed during the same visit and add 30 to 60 minutes total.
What areas do you serve?+
We inspect homes throughout Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks and Lancaster Counties in Pennsylvania, and New Castle County, Delaware.

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Pricing

Simple, transparent pricing.

Pre-listing inspections from $399 — condos from $299. Save with a package:

Value Package · $799 · save $149 Value + Sewer Scope · $1,078 · save $199 Full Protection · $1,427 · save $439

See full pricing and packages →

Ready when you are

List with confidence. Inspect first.

Get ahead of the buyer’s inspection with the most experienced team in Greater Philadelphia. Schedule online in under 3 minutes — or call (215) 860-3150.

Schedule your inspection
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ValueGuard Home Inspections
100 E Penn Square, Suite 400, Philadelphia, PA 19107  ·  (215) 860-3150
Mon–Fri 8:30am–5:00pm  ·  Sat 9:00am–4:00pm  ·  Serving Philadelphia, Bucks, Chester, Delaware, Montgomery, Berks & Lancaster Counties, PA and New Castle County, DE