Home Inspector Philadelphia, PA | Home Inspection & Mold Testing

All Seasons provides professional home inspections and PRO-LAB certified mold testing in Philadelphia, Philadelphia County. InterNACHI-certified owner-operator Bob personally performs every inspection — 20+ years experience, 4.9 stars on Google, 24-hour reports. Home inspections from $325, mold testing from $290. Call 610-348-6728 for a free estimate.

Philadelphia, Philadelphia County

What home inspection and mold testing services are available in Philadelphia?

Few American cities stack as much building history onto a single block as Philadelphia does. The city grew outward from the grid William Penn laid between the Delaware and the Schuylkill, and the housing stock still reads that way from the street: brick rowhomes packed shoulder to shoulder through South Philadelphia and Kensington, porch-front rows running off Baltimore Avenue in West Philadelphia, stone twins climbing Germantown Avenue toward Chestnut Hill, and post-war airlite rows filling the blocks around Roosevelt Boulevard in the Northeast. What ties nearly all of it together is the party wall. Most Philadelphia homes share at least one masonry wall with a neighbor, so water, structural movement, and pest activity rarely stay on one deed. Roofs follow the same logic. Flat and low-slope roofs are the city norm, coated silver every few years, edged with parapets and coping, and drained to the rear or through internal leaders that tie into century-old combined sewers under the street. Foundations shift by era and by neighborhood. The older river wards and the blocks nearest City Hall sit on stone and rubble walls laid up in lime mortar, while the Far Northeast and the outer stretches of the Northwest were built on block and poured concrete after the war. Layered on top of that is a century of renovation: coal converted to oil and then to gas, back buildings enclosed, attics finished, and a heavy flip wave through the 2000s and 2010s in places like Fishtown and Point Breeze that put new drywall over old framing, old wiring, and old drainage without always addressing any of it.

The pattern I see most often in Philadelphia is a house that looks finished and behaves like it is a hundred years old, because it is. I will walk into a freshly painted rowhome with a new kitchen and find active knob-and-tube feeding the second floor, a rear downspout dumping alongside a stone foundation instead of into a working lateral, or a silver-coated roof with soft spots right where it meets the neighbor's parapet. None of that shows up in listing photos. Because party walls and shared drainage carry problems sideways, I read a Philadelphia home as part of its whole row, not as an isolated box. That is also why I do all three services myself. If an inspection turns up a damp basement corner under a stone wall, or musty air in a finished back room that used to be an open porch, I can take mold samples and run air quality testing on the same visit instead of handing you a list of vendors and a two week delay. One inspector, one set of findings, one report that actually connects the moisture to the source. I have been working this housing stock for more than twenty years, across the city line into Cheltenham and back, and the rowhome details do not surprise me anymore. If you are buying, selling, or just trying to figure out why one wall keeps getting damp, call me at 610-348-6728 and we will get it scheduled.

20+
Years Inspecting Philadelphia
Pre-1920 to 1960s
Primary Housing Era
4.9★
Google Rating (159)
2
National Certifications

What does a home inspection in Philadelphia include?

Bob approaches every Philadelphia inspection per ASHI and InterNACHI Standards of Practice. With Pre-1920 to 1960s housing stock dominant in Philadelphia, Bob pays particular attention to the era-specific issues that affect late 19th and early 20th century construction in Philadelphia County.

Stone & Rubble Foundations

Pre-1920 homes commonly have stone or rubble foundations with lime mortar joints that deteriorate over a century of exposure. Bob checks for shifting stones, mortar erosion, water seepage pathways, and structural settlement that can indicate foundation movement requiring professional stabilization.

Knob-and-Tube Wiring & Gas Pipe Conversions

Original knob-and-tube wiring is one of the most critical findings in pre-1920 homes — especially when insulation has been blown over active K&T, creating a fire hazard. Bob also evaluates gas pipe conversions from original coal or oil systems, checking for proper sizing, venting, and code compliance.

Original Slate Roofs & Historic Exteriors

Many pre-1920 homes retain original slate or clay tile roofs that, while durable, require specialized maintenance. Bob inspects for cracked or missing slates, deteriorating flashing, and aging copper gutters — plus original wood siding, decorative trim, and masonry that may show a century of weathering.

Lead Paint, Plaster Walls & Coal Chute Remnants

Original plaster-and-lath walls, lead paint on trim and windows, and sealed coal chute openings are hallmarks of pre-1920 construction. Bob documents these conditions and evaluates whether past renovations addressed or inadvertently worsened historical hazards.

How does mold testing work in Philadelphia?

Pre-1920 homes are among the highest-risk properties for mold growth due to stone foundations that wick moisture, lime mortar joints that crack over time, and original drainage systems that predate modern waterproofing.

Porous stone foundations with no vapor barrier allowing constant moisture migration

Original clay drainage tiles that crack and clog, directing water toward the foundation

Lime mortar repointing gaps that create moisture entry points

Unventilated basement spaces with earth or deteriorating concrete floors

Clear Results & Honest Recommendations

Bob walks you through exactly what the lab results mean — no jargon, no panic. All samples go to a PRO-LAB certified lab with results in 2-3 days. Mold testing starts at $290.

What are common issues in Philadelphia homes?

Based on 20+ years inspecting late 19th and early 20th century homes in Philadelphia County, these are the issues Bob finds most often in Philadelphia's Pre-1920 to 1960s housing stock:

  • Knob-and-tube wiring still energized behind walls and under blown insulation
  • Stone foundation moisture intrusion and mortar joint deterioration
  • Lead paint on original trim, windows, and exterior surfaces
  • Gas pipe conversions from original coal or oil systems with improper venting
  • Original clay sewer laterals with root intrusion and bellied sections
  • Aging slate or clay tile roofs with deteriorating flashing

Schedule in Philadelphia

Same-week appointments available. Bob personally oversees every inspection — you always know who's walking through your home.

610-348-6728

Mon–Sat, 7am–7pm • Urgent pre-closing available

Get a Free Estimate

Pricing for Philadelphia

Home Inspection
Full inspection + 24-hour report
From $325
Mold Testing
PRO-LAB certified lab analysis
From $290

Every home is different. Call Bob for your specific quote — he'll give you an honest number on the spot.

See Full Pricing Details →
"24-hour report. You always get Bob. My name is on every inspection I do."
Serving Philadelphia since 2003 • InterNACHI Certified • No Conflict of Interest
610-348-6728 See Pricing

From the Field

From a recent Philadelphia inspection

Real findings Bob documented on the job in Philadelphia — the detail that goes in your same-day, photo-rich report.

Frayed electrical service entrance cable at a Logan, Philadelphia, PA home documented during a home inspection, showing worn and exposed conductors
A frayed service entrance cable at the electrical service, a safety defect flagged during a Logan Philadelphia home inspection.
Damaged masonry chimney with no flue liner at a Logan, Philadelphia, PA home found during a home inspection, an unlined venting hazard
A damaged chimney with no flue liner, an unsafe venting condition identified during a Logan Philadelphia home inspection.
Crack running through a stone foundation wall in a Logan, Philadelphia, PA basement documented during a home inspection
A crack in the stone foundation wall, a structural point examined during a Logan Philadelphia home inspection.
Water staining across a basement wall in a Logan, Philadelphia, PA home documented during a home inspection, evidence of past moisture intrusion
Water staining on the basement wall, a moisture intrusion sign flagged during a Logan Philadelphia home inspection.

Why Choose Bob

Why do Philadelphia homeowners choose All Seasons?

01

You Always Get Bob

When you hire All Seasons, Bob personally oversees your inspection — start to finish. No corporate dispatch, no unknown inspector. You know exactly who's walking through your Philadelphia home.

02

InterNACHI Certified

InterNACHI Certified Professional Inspector with 20+ years of specialized expertise in Philadelphia County's Pre-1920 to 1960s housing stock.

03

24-Hour Reports

Your detailed, photo-rich inspection report delivered the same day. No waiting — so you can make decisions within your contract timeline.

04

Late 19th and early 20th century Expertise

Bob has inspected hundreds of pre-1920 homes across the Philadelphia region and understands their unique construction — from rubble stone foundations to knob-and-tube wiring to original slate roofs. He knows where these homes hide problems and what's normal aging versus what needs immediate attention.

Get in Touch

How do I schedule an inspection in Philadelphia?

Same-week appointments available throughout the Philadelphia region.

Serving Philadelphia, Montgomery, Bucks, Chester & Delaware Counties. All major credit cards accepted.

Tell Us About Your Property

What Philadelphia Clients Say

★★★★★
"Bob inspected a 1920s rowhome in West Philly for us. He found knob-and-tube wiring still active in the attic — something the seller's disclosure had marked as 'updated.' His report gave us the documentation we needed to renegotiate. Incredible value."
GT
Greg T.
Google Review • Philadelphia, PA
Read All Google Reviews

Common Questions

What are common home inspection questions in Philadelphia?

Questions buyers and sellers in Philadelphia ask us most often — answered directly.

Home inspections in Philadelphia start at $325. The final price depends on the size, age, and condition of the property, so a two bedroom rowhome and a large twin with a finished basement and a converted attic are not going to price the same. Bob quotes honestly over the phone once he knows the address and roughly what he is walking into. Every inspection includes a detailed digital report with photos, delivered within 24 hours, so you have documentation in hand while your contingency window is still open. Bob performs the inspection himself and walks you through the findings on site if you can be there. Call 610-348-6728 for a straight quote on your Philadelphia property.
Three services, all performed personally by Bob Klebanoff with no subcontractors. Home inspection starts at $325 and covers structure, roof, electrical, plumbing, heating and cooling, and the interior and exterior. Mold testing starts at $290 and uses PRO-LAB certified sampling with lab-analyzed results. Air quality testing also starts at $290 and looks at what is actually circulating in the living space, which matters in older Philadelphia homes with a century of renovation dust, coal era basements, and sealed-off rooms. Because one person does all three, findings connect instead of contradicting each other. If a home inspection turns up moisture, the sampling can happen the same day. Call 610-348-6728.
Yes. All Seasons Home Inspections covers all of Philadelphia County, from South Philadelphia and the river wards to West Philadelphia, the Northwest along Germantown Avenue, and the Northeast out past Roosevelt Boulevard. Bob has been inspecting homes in the Philadelphia region for more than twenty years and is certified by InterNACHI and ASHI, plus PRO-LAB certified for mold. He is based in Wyncote, just over the northern city line, so most of Philadelphia is a short drive and same-week scheduling is usually available. Bob does the work himself, which means you deal with the person who inspected your house, not a call center. Call 610-348-6728 to check availability.
It is one of the most common significant findings in the city's pre-1940 housing. Plenty of Philadelphia rowhomes had a service upgrade at the panel decades ago while the original knob-and-tube branch circuits were simply left in place behind plaster, feeding second floor lights and outlets. That becomes a real hazard when someone blows insulation into an attic or knee wall over active knob-and-tube, because the wiring was designed to shed heat into open air. Bob traces what is actually energized rather than taking a new panel at face value, checks junctions in the basement and attic, and documents where the old wiring is still live. That documentation is what gives buyers something concrete to work with before closing.
Older Philadelphia homes typically sit on stone or rubble foundation walls set in lime mortar. That mortar erodes over a century, joints open up, and the porous stone wicks groundwater with no vapor barrier behind it. Add tight lots, rear yards that pitch toward the house, and downspouts that were never properly reconnected, and you get chronic damp along one or two basement walls. Underneath, many of these properties still have original clay sewer laterals that crack, belly, and take in tree roots. Bob checks for active seepage paths, efflorescence and mortar loss, grading and downspout discharge, and drain performance at the fixtures, then tells you which conditions are normal aging and which need a contractor's eyes.
Add testing when the house gives you a reason. In Philadelphia that usually means a stone foundation basement that smells musty, a finished basement or enclosed back building where drywall went in over damp masonry, a flat roof that has leaked at the parapet, or a converted attic with no real ventilation. Air quality testing is also worth it in homes with a coal era basement, heavy recent demolition, or deteriorating lead painted trim and windows, since renovation dust lingers long after the work is done. Mold testing starts at $290 and air quality testing starts at $290. Because Bob does both alongside the home inspection, you are not scheduling a second vendor or waiting weeks to find out what you are actually buying.
In a row, your house is only as dry as the ones attached to it. A neighbor's failed roof coating, a cracked parapet, or a blocked leader on the other side of the party wall shows up as a stain on your ceiling or a damp upper corner. The same goes for rear yards and shared alley drainage, where one clogged run backs up onto several properties. Bob inspects the roof line and party wall junctions rather than just the middle of the roof field, looks at where water is actually going once it leaves the roof, and flags conditions that originate next door so you know the difference between a repair you control and one that needs a conversation with a neighbor. It is a distinction that matters before you buy, not after.
Yes, on both counts. Philadelphia has an estimated 25,000 lead water service lines still in use, and homes built before 1950 are the most likely to still have one running from the street main into the basement. Lead paint is equally widespread in housing built before 1978, especially on original window sashes, door casings, and exterior trim where friction and weathering create dust. Bob identifies suspected lead service line material at the point of entry and documents deteriorating painted surfaces during the inspection, then explains what warrants formal testing. If demolition or sanding has happened recently, air quality testing starting at $290 is a reasonable follow-up. Call 610-348-6728 with questions about a specific property.
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