Professional Home Inspection in Lower Merion, PA

InterNACHI-certified home inspection serving Lower Merion 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★, 169 Google reviews.

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

4.9 on Google
★★★★★

"I had a great experience with Bob. I attended the inspection as well and he answered all the questions I had. It seemed to be a very thorough inspection and he got the report back to me pretty quickly in a little under 2 days."

— Nina Sapientia, via Google Reviews
★★★★★

"I highly recommend using All Seasons. Bob was extremely thorough and took the time to answer all my questions. What is also extraordinary is that he answered all my calls right away after the report was issued. You don't find many companies that will do that."

— Sue, via Google Reviews
★★★★★

"We're so glad we went with Bob. He was professional, thorough, easy to talk to, prompt, and genuinely great to work with. He especially made a point of helping us avoid common pitfalls and unnecessary extra remediation costs. Enthusiastically recommending him to anyone looking for a great home inspector."

— Cary Marcous, via Google Reviews
★★★★★

"As a first-time homebuyer, Bob's thoroughness, attention to detail, and willingness to answer any and all questions made me feel extremely comfortable. He took the time to explain all findings and make me a part of the process. I couldn't recommend Bob enough."

— Kyra Quigley, via Google Reviews
★★★★★ Read All Our Google Reviews

Lower Merion, Montgomery County

What does a home inspection in Lower Merion include?

A home inspection in Lower Merion, 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.

Lower Merion Township is not a borough and not a single Main Line village — it is a sprawling Montgomery County township that wraps together Bryn Mawr, Ardmore, Haverford, Narberth, Wynnewood, Bala Cynwyd, Gladwyne, Merion Station, Penn Wynne, and Rosemont under one municipal government and one school district. That matters for a home inspection because the housing stock changes block by block. In Merion Station and along Montgomery Avenue you find center-hall Georgians and pre-1920 Wissahickon schist estates on deep lots; in Gladwyne, carriage houses and gatehouses have been converted into full residences where the original service buildings never anticipated modern plumbing loads. Older pockets of Ardmore near the Paoli/Thorndale rail line and the Lancaster Avenue retail spine hold tighter worker cottages and twins from the 1890s through 1910s, and Bala Cynwyd along the City Avenue corridor has a mix of Edwardian singles and pre-war duplexes. Buyers relocating here are almost always weighing the Lower Merion Area School District — Harriton High School and Lower Merion High School both rank among the strongest public schools in Pennsylvania — alongside proximity to Bryn Mawr College, Haverford College, and Saint Joseph's University on the Merion campus. A home inspection in Lower Merion has to speak to all of that: the architecture, the century of service conversions, and the closing-timeline pressure the school calendar puts on April and May transactions.

I was inspecting a 1908 stone colonial off Morris Avenue in Bryn Mawr last spring and the defect pattern was textbook Lower Merion pre-1920. Original slate roof with flat-seam tin on the turret cap that had started pinholing at the ridge; knob-and-tube wiring still live behind lath in the third-floor servant wing; a servant-wing addition pitched a quarter inch toward the main house where the foundation had never been properly tied in; and a cast-iron waste stack in the basement with that telltale rust crown where it will pinhole in the next five years. In Lower Merion's century-plus homes I routinely document failing flat-seam tin on turret and mansard tops, cracked cut-stone lintels over original openings where settlement has pulled the jambs, abandoned coal chutes in fieldstone foundations, asbestos-wrapped pipe insulation on basement steam risers, and lead-jointed galvanized or lead water service from the curb. Buried oil tanks are a real due-diligence item on the bigger Gladwyne and Merion Station estates — some were decommissioned correctly decades ago, some were simply filled with sand, and the paper trail through Lower Merion Township's building and health records is the only way to know. I walk every attic, every crawl, and every basement corner with clients so they see what I see before they waive a contingency. If you are looking across the line at similar stock, I also inspect in Narberth, the smaller borough fully inside the township footprint, and in Wynnewood just east along Lancaster Avenue.

20+
Years of Experience
1890s–1960s
Primary Housing Era
4.9★
Google Rating (159)
2
National Certifications

What does Bob check during a Lower Merion home inspection?

Bob approaches every Lower Merion inspection per ASHI and InterNACHI Standards of Practice. With 1890s–1960s housing stock dominant in Lower Merion, he focuses on the era-specific concerns that affect early to mid-20th century construction in Montgomery County.

Block & Poured Foundations with Clay Laterals

1920s–1940s homes typically feature poured concrete or concrete block foundations — an improvement over stone, but still vulnerable to cracking and water intrusion after 80+ years. Bob pays special attention to clay sewer laterals common in this era, which suffer from tree root intrusion and joint separation.

Early Electrical Upgrades & Oil-to-Gas Conversions

Many homes from this era have had multiple electrical upgrades layered over original wiring — sometimes creating code violations where old and new systems connect improperly. Bob also evaluates oil-to-gas furnace conversions, checking that chimney liners, supply lines, and venting meet current safety standards.

Original Slate Roofs & Plaster-Over-Lath Moisture

Original slate and clay tile roofs from the 1920s–1940s may still be serviceable but require careful inspection for worn fasteners and deteriorating underlayment. Bob checks for plaster-over-lath moisture issues where exterior water intrusion saturates wall cavities behind intact-looking plaster surfaces.

Plaster Walls, Hardwood Floors & Early Insulation

These homes feature quality craftsmanship — hardwood floors, plaster walls, built-in cabinetry — but often lack adequate insulation by modern standards. Bob evaluates whether past insulation retrofits were done properly and checks for moisture trapped behind plaster from exterior or plumbing leaks.

Because so much of Lower Merion's housing stock predates 1940, original wiring is a recurring finding here. Bob wrote a detailed field guide on knob-and-tube wiring in Philadelphia-area homes — how to identify it, when it is genuinely hazardous, and what insurers require.

What are common issues in Lower Merion homes?

Based on 20+ years inspecting early to mid-20th century homes in Montgomery County, these are the issues Bob finds most often in Lower Merion's 1890s–1960s housing stock:

  • Clay sewer laterals with tree root intrusion and bellied sections
  • Layered electrical upgrades with code violations at old/new connections
  • Oil-to-gas furnace conversions with improper chimney liner sizing
  • Original slate or clay tile roofs reaching end of useful life
  • Plaster-over-lath moisture damage hidden behind intact-looking walls
  • Inadequate insulation and single-pane windows driving high energy costs

Ready to schedule your Lower Merion inspection?

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

Also Available: Mold Testing & Air Quality in Lower Merion

In addition to home inspections, Bob provides professional mold testing and air quality analysis for Lower Merion properties. PRO-LAB certified lab results starting from $290.

Learn About Mold Testing in Lower Merion

Schedule Your Home Inspection in Lower Merion

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 Lower Merion

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

Pricing for Lower Merion

Home Inspection
Full inspection + 24-hour report
From $325

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 Lower Merion 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 Lower Merion home.

02

InterNACHI Certified

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

Early to mid-20th century Expertise

Bob has deep experience with 1920s–1940s construction — homes built with real craftsmanship but aging infrastructure. He knows the common failure points: clay laterals, layered electrical upgrades, oil-to-gas conversions, and plaster moisture issues that other inspectors miss.

From the Blog

What should Lower Merion homebuyers know about inspections?

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

Read More →

What Should a Home Inspector Actually Check?

Read More →

Get in Touch

How do I schedule a home inspection in Lower Merion?

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 Lower Merion?

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

Home inspections in Lower Merion start at $325. 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 Lower Merion 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 Lower Merion 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 Lower Merion 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.
A pre-1920 Main Line home in Lower Merion carries a different risk profile than 1970s construction. I spend extra time on the slate and flat-seam tin roof, on knob-and-tube behind plaster-and-lath, on stone foundation repointing gaps, on original cast-iron waste stacks, and on any servant-wing or carriage-house addition where the foundation may not be fully tied to the main structure. Expect the inspection to run longer than a typical 2-hour walkthrough — 3 to 4 hours is normal for a 4,000-plus square foot estate in Bryn Mawr, Gladwyne, or Merion Station.
Yes, especially on properties in Gladwyne, Merion Station, and the older pockets of Bryn Mawr and Haverford. Many Main Line homes were heated by oil before natural gas expanded through the township, and decommissioning practices varied widely. I flag visible tank-related evidence during the inspection — fill pipes, vent pipes, patched concrete in basements — and recommend a licensed tank sweep when the site history suggests one may still be in the ground. I also point clients toward Lower Merion Township's building and health department records, which sometimes hold the original installation or removal permit.
Yes. A large share of Lower Merion buyers are targeting an August or early-September move so kids start the year at Harriton High School, Lower Merion High School, or one of the elementary feeders without mid-year disruption. That compresses inspections into April, May, and June. I schedule Lower Merion inspections tightly around that window and turn the written digital report around within 24 hours so your attorney and lender are not the bottleneck.
I walk the roof edge where it is safe, inspect from ladder and from inside the attic, and document slate condition, nail-sickness patterns, flashing at chimneys and valleys, copper gutter and downspout integrity, and any flat-seam tin on turret caps or porch roofs. A Lower Merion slate roof at 100-plus years of age is often at the end of its useful life — a full replacement with true slate and copper flashing on a larger Bryn Mawr or Gladwyne home can run well into five figures, sometimes six. I will not certify a slate roof — that is a roofer's scope — but I will tell you exactly what I see and whether a specialist slate evaluation is warranted before you remove the inspection contingency.
Yes. Lower Merion Township's Building and Planning department holds permit history, zoning files, and in some cases original plans for additions and renovations. I always recommend Lower Merion buyers request the permit history on any home with visible additions — especially servant wings, converted carriage houses, finished attics, and basement conversions. Unpermitted work is common in century homes and is easier to negotiate before settlement than after.
Knob-and-tube is still present in a meaningful share of pre-1920 Lower Merion homes, particularly in third-floor former servant spaces, attics, and original lighting circuits in Bryn Mawr, Ardmore, and Merion Station. The real risk is K&T running through blown-in insulation, because K&T is designed to dissipate heat through open air. I trace what is visible, document what I find in the attic and at the panel, and tell you whether the insurance carriers active in Montgomery County are likely to write a policy as-is or require remediation. Some will, some will not.
Very common in Lower Merion. Fieldstone and rubble foundations with lime mortar joints are the default for pre-1920 estates, and a century of freeze-thaw plus exterior grading changes means almost every basement shows some moisture history — efflorescence on the stone, staining at the base of walls, or a sump that has been added later. The question I help buyers answer is whether the moisture is passive and manageable or active and structural. That difference changes the repair budget by an order of magnitude, and it is one of the first things I look at in a Gladwyne, Merion Station, or Haverford basement.
Yes. The Bala Cynwyd stretch of the City Avenue corridor has a growing inventory of mid-rise condos, newer townhomes, and converted pre-war duplexes that behave very differently from the detached estates further west. For condos I focus on the unit interior, the HVAC serving that unit, in-unit plumbing, and any shared-wall or shared-system issues your disclosure raises; for attached townhomes I add a thorough look at party-wall penetrations and roof tie-ins. The written digital report is the same 24-hour turnaround regardless of property type.
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