Professional Home Inspection in Ardmore, PA

InterNACHI-certified home inspection serving Ardmore and all of Montgomery County. Bob personally inspects every major system — structure, roof, electrical, plumbing, HVAC, foundation, and exterior envelope — against ASHI and InterNACHI standards. Full 24-hour photo-documented report. 4.9★, 159 Google reviews.

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Inspections typically scheduled within the week. Bob returns every call within 24 hours.

4.9 on Google
★★★★★

"Easy scheduling and detailed inspection at an affordable price. Would definitely recommend!"

— Pravin Wilkins, via Google Reviews
★★★★★

"Bob was very helpful with my home inspection. He prepared a detailed report that I am currently using for closing on my first property. Would recommend!"

— Ferdia Kenny, via Google Reviews
★★★★★

"I was provided a very detailed inspection report after my appointment date. This was very helpful when it came to the buying process and provided a sense of security."

— Kareem Eleisawy, via Google Reviews
★★★★★

"Bob is my hero! My pristinely clean home had a very slow water leak that produced mold. I reached Bob and he was in my house the next day doing the work. He was kind, efficient and very knowledgeable. You're in good hands with Bob!"

— Sally Moore, via Google Reviews
★★★★★ Read All Our Google Reviews

Ardmore, Montgomery County

What does a home inspection in Ardmore include?

A home inspection in Ardmore, Montgomery County is a top-to-bottom evaluation of a single property — foundation, structure, roof, electrical, plumbing, HVAC, and exterior envelope — performed in person by Bob against ASHI and InterNACHI standards, with a full photo-documented digital report delivered inside 24 hours.

Ardmore sits at the heart of the Main Line, a dense and storied stretch of Montgomery County where Victorian-era twin homes line Ardmore Avenue, stone colonials anchor the blocks around Cricket Avenue, and turn-of-the-century rowhouses fill the streets between Lancaster Avenue and Montgomery Avenue. The town developed rapidly after the Pennsylvania Railroad made it a commuter hub in the 1870s and 1880s, and most of its housing stock reflects that era of confident, heavy construction — solid fieldstone foundations, wide front porches, slate roofs, and decorative millwork that has survived more than a century of hard winters. Neighborhoods like Suburban Square, Wynnewood Road corridor, and the leafy blocks off Greenfield Avenue carry homes dating from the 1890s through the 1930s, while pockets near Haverford Road and the Haverford College edge push into 1940s and early 1950s Cape Cods and split-levels that represent Ardmore's post-war expansion. Landmarks like the Ardmore train station on Station Road, the Carlisle School grounds, and the shopping district along Lancaster Avenue give the town a walkable, neighborhood character that continues to attract buyers willing to take on older homes in exchange for location and charm. Streets like Greenfield Avenue, Rittenhouse Place, Ardmore Terrace, and the blocks running south toward Wynnewood give buyers a range of lot sizes and architectural styles, from grand stone Tudors to modest brick twins. That diversity is part of what makes Ardmore compelling — and part of what makes a thorough inspection here so important. The same block can include a freshly renovated colonial and a largely untouched 1910 twin whose systems have never been updated. Knowing which you are buying, and what it will cost to maintain or upgrade it, is exactly what a professional inspection answers.

When I pull up to an Ardmore property, I already have a working hypothesis before I open my toolkit: this is almost certainly a pre-1920 or early 20th-century home, and the basement is going to tell me a lot in the first five minutes. Ardmore's housing stock is among the oldest I inspect on the Main Line. The stone foundations here were built to last generations, and many have — but lime mortar joints do not last indefinitely, and a century of freeze-thaw cycles, root pressure, and water migration leaves marks that matter to buyers. On the majority of 1890s-1950s Ardmore homes Bob inspects, he actively looks for three issues: knob-and-tube wiring still energized behind walls and under blown insulation, which is a fire hazard that can affect insurance eligibility and require full rewiring; stone foundation moisture intrusion and mortar joint deterioration, which ranges from manageable repointing to active water infiltration that saturates basements during heavy rain; and lead paint on original trim, windows, and exterior surfaces, which is documented building material in homes of this age and carries specific obligations when renovation work disturbs it. These are not rare findings in Ardmore — they are expected findings, and the question for every buyer is the severity and the cost to address them. Buyers I work with in neighboring Haverford and Wynnewood run into the same patterns; the Main Line's housing belt was built in the same era, by the same builders, using the same methods. What differs property to property is how well each home has been maintained and updated over the decades. If you are under contract on an Ardmore home or getting ready to make an offer, call me at 610-348-6728. I will give you a straight answer on scheduling, a plain price quote based on the actual property, and a full digital report with photographs within 24 hours of the inspection.

20+
Years of Experience
1890s–1950s
Primary Housing Era
4.9★
Google Rating (159)
2
National Certifications

What does Bob check during an Ardmore home inspection?

Bob approaches every Ardmore inspection per ASHI and InterNACHI Standards of Practice. With 1890s–1950s housing stock dominant in Ardmore, he focuses on the era-specific concerns that affect late 19th and early 20th century construction in Montgomery 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.

What are common issues in Ardmore homes?

Based on 20+ years inspecting late 19th and early 20th century homes in Montgomery County, these are the issues Bob finds most often in Ardmore's 1890s–1950s 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

Ready to schedule your Ardmore inspection?

Inspections typically scheduled within the week. Bob returns every call within 24 hours.

Also Available: Mold Testing & Air Quality in Ardmore

In addition to home inspections, Bob provides professional mold testing and air quality analysis for Ardmore properties. PRO-LAB certified lab results starting from $275.

Learn About Mold Testing in Ardmore

Schedule Your Home Inspection in Ardmore

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

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Inspection Services in Ardmore

  • Residential Home Inspection
  • Pre-Listing Inspection
  • New Construction Inspection
  • 11-Month Warranty Inspection
  • WDI / Termite Inspection
  • Radon Testing

Pricing for Ardmore

Home Inspection
Full inspection + 24-hour report
From $375

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

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"24-hour report. You always get Bob. My name is on every inspection I do."
InterNACHI Certified • 20+ Years Experience • No Conflict of Interest
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Why Choose Bob

Why do Ardmore 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 Ardmore home.

02

InterNACHI Certified

InterNACHI Certified Professional Inspector with 20+ years of specialized expertise in Montgomery County's 1890s–1950s 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.

From the Blog

What should Ardmore homebuyers know about inspections?

What Every Buyer Should Know Before Inspecting a Pre-1960 Home in Montgomery County

Read More →

First-Time Homebuyer Inspection Guide

Read More →

Get in Touch

How do I schedule a home inspection in Ardmore?

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

Bob returns every call within 24 hours. Inspections typically scheduled within the week. No spam, no email lists.

Common Questions

What are common home inspection questions in Ardmore?

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

Home inspections in Ardmore start at $375. Final pricing depends on square footage, property age, number of outbuildings, and whether add-on services (radon, sewer scope, termite, mold air sampling) are bundled. Call Bob directly at 610-348-6728 — he gives honest per-property quotes on the first call, not a menu price list.
Every Ardmore inspection is run against ASHI and InterNACHI standards and covers foundation and structural systems, electrical panel and accessible wiring, plumbing supply and waste lines, HVAC equipment and distribution, roof and attic, exterior envelope and grading, interior finishes, windows and doors, and insulation and ventilation. You receive a photo-documented digital report within 24 hours.
Most Ardmore inspections run 2-3 hours on-site depending on square footage and property age. Bob encourages buyers to attend — the in-person walk-through at the end is where the report becomes useful, not just something you read later.
Every home inspection in Ardmore is performed in person by Bob Klebanoff — the same licensed InterNACHI- and ASHI-certified inspector who shows up to every appointment. No rotating technicians, no subcontractors, no handing the job off once you book. Findings are documented with photographs and a plain-language repair-cost range, sorted into immediate safety concerns versus planned-maintenance items, so you can decide whether to negotiate, accept, or walk. Nothing gets buried in jargon.
Yes, and it is one of the most consequential findings in Ardmore's pre-1940 housing stock. Knob-and-tube wiring was standard when most of the town was built, and many homes have had only partial electrical updates over the decades. The concern is not just the age of the wiring — it is when insulation has been blown over active K&T circuits, which creates a fire hazard and is specifically excluded from coverage by many homeowner's insurance carriers. Bob checks attics, basement joists, and accessible wall cavities for active K&T and documents exactly what he finds. If partial updates have been made, he evaluates whether the remaining K&T circuits are live. This is one of the three things he actively looks for on every Ardmore inspection.
Stone and rubble foundations are the norm in Ardmore's pre-1920 and early 20th-century homes, and they come with predictable maintenance demands. Lime mortar joints erode over decades of moisture exposure and temperature cycling. Bob checks for shifting stones, mortar erosion, active seepage pathways, and signs of structural settlement. Not every finding is a crisis — some mortar deterioration is cosmetic repointing work. But active water intrusion into the basement, bowing foundation walls, or significant settlement cracks are conditions that require professional evaluation before closing. Bob documents what he finds with photographs and gives buyers a plain-language assessment of severity, so the report is actually useful in a negotiation.
Yes. Montgomery County falls within EPA Zone 1 for radon potential, the highest-risk classification, which means elevated radon levels are common enough that testing is strongly recommended on every transaction regardless of the home's age or condition. Radon is a naturally occurring radioactive gas that enters homes through foundation cracks, slab penetrations, and sump pits — it is odorless and invisible, and long-term exposure is the second leading cause of lung cancer in the United States. Bob offers radon testing as an add-on to any Ardmore inspection. The test runs concurrently with the visual inspection, and results are available within 48 hours. If levels come back above the EPA action threshold of 4 pCi/L, Bob can walk you through what mitigation typically involves and what it costs.
For most Ardmore homes built before 1960, a sewer scope is one of the highest-value add-ons you can bundle with a standard inspection. Original clay sewer laterals — the underground pipe connecting the house to the municipal main — are common in homes of this era. Clay pipe cracks over decades of soil movement, develops root intrusion from mature trees, and can develop bellied sections where the pipe has settled and allows waste to pool rather than flow. None of these conditions are visible from inside the home. A sewer scope sends a camera down the lateral and documents its condition directly. Replacing a failed lateral in Ardmore typically runs $8,000 to $15,000 depending on depth and access. Catching it before closing gives buyers a real negotiating tool. Call Bob at 610-348-6728 to add a sewer scope to your inspection booking.
Yes. Ardmore has a significant stock of twin homes, duplexes, and small multi-unit properties — particularly along the streets between Lancaster Avenue and the rail corridor. Bob inspects all of these. Pricing is based on the total square footage being inspected and the number of units and systems present. If you are purchasing both halves of a twin, or a duplex as an investment, Bob can inspect the full building in a single visit and deliver a report covering each unit's systems separately. Call 610-348-6728 to discuss the specific property — he will give you an accurate quote based on what you are actually buying, not a flat rate that ignores the building type.
Yes. Lower Merion Township requires a Use and Occupancy (U&O) certificate before a residential property can change hands. The township conducts its own inspection focused on life-safety and code compliance — this is a separate process from the buyer's home inspection. Bob's inspection is not the U&O; it is a full-scope buyer's inspection that gives you independent documentation of the property's condition before you negotiate. Buyers in Ardmore often get both done in the same contract window. Call Bob at 610-348-6728 to coordinate scheduling so the inspections do not conflict.
Slate roofs on Ardmore's Victorian and early 20th-century homes can last well over a century when properly maintained, but they require attention that asphalt roofs do not. Bob checks for cracked, slipping, or missing slates — often caused by failed nails rather than the slate itself — and for deteriorating lead or copper flashing at chimneys, dormers, and valleys. He also looks at the gutters and fascia condition, since slate is heavy and original wood fascia can rot behind the gutters without anyone noticing. A well-maintained slate roof is an asset; a neglected one is an expensive liability. He documents exactly what he finds.
Yes. Bob covers the Main Line corridor regularly and routinely schedules same-day inspections in adjacent towns — Haverford, Wynnewood, Merion, Narberth, and Bryn Mawr are all in his regular rotation. If you are buying in Ardmore and a family member or colleague needs an inspection nearby on the same date, call Bob at 610-348-6728 and he can usually route both appointments efficiently. There is no surcharge for same-day scheduling in adjacent towns — pricing is based on the individual property, not the route.
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