Home Inspection in Montgomery County, PA

InterNACHI and ASHI certified home inspection across all 60 Montgomery County towns Bob serves, from Lower Merion and Cheltenham out to Pottstown and Harleysville. Full structural, roof, electrical, plumbing and HVAC evaluation with a photo-documented report in 24 hours, starting from $325. Bob inspects every home personally. Call 610-348-6728 for a free estimate.

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

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"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."

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"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."

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"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."

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"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."

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Montgomery County, Pennsylvania

Home inspection across Montgomery County

Written by Bob, owner and inspector, All Seasons Home Inspections ·

A home inspection in Montgomery County starts at $325 and covers foundation, structure, roof, electrical, plumbing, HVAC and the exterior envelope, with a photo-documented digital report delivered within 24 hours. Bob inspects every home personally across all 60 towns he serves.

Montgomery County asks more of an inspector than any other county in the region, because it is really three housing markets wearing one name. The post-war belt through Willow Grove, Horsham, Hatboro and Lansdale is ranch and split-level stock built fast between 1950 and 1975. The Main Line, through Bala Cynwyd, Wynnewood, Gladwyne and Bryn Mawr, is large older houses that have been added to repeatedly. And the western townships around Worcester, Skippack and Collegeville still hold stone farmhouses on well and septic.

Those three markets fail in completely different ways, and the same inspection has to be ready for all of them. A 1962 split-level in Horsham and a 1908 stone house in Gladwyne share almost nothing except a roof and a meter. What they do share is that the expensive problems are rarely the ones the listing photos show.

Who does your inspection

Bob, owner and inspector

Every Montgomery County inspection is performed by Bob personally. Not a technician, not a subcontractor, and not a different person each visit. He has been inspecting homes in Montgomery County and the greater Philadelphia region since 2003, and he works to ASHI and InterNACHI Standards of Practice. All Seasons does not perform repairs or remediation of any kind, so there is no financial reason to find a bigger problem than you have.

Since 2003
20+ years inspecting this region
InterNACHI
Certified inspector
24 hours
Photo-documented report
4.9 ★ / 169

What fails most often in Montgomery County's post-war housing?

The 1950s to 1970s belt is the county's largest single block of housing, and its systems are now well past their design life all at once. Original electrical panels from that era are the most common significant finding: limited capacity, no room for the circuits a modern household adds, and in some cases panel designs the industry has since moved away from entirely.

Branch wiring is the second recurring item. Homes built in the late 1960s and early 1970s sometimes used aluminum for branch circuits, which is not a defect in itself but requires specific terminations to stay safe. Bob checks for it directly rather than assuming from the build year, because it was used inconsistently even within the same development.

The third is the original cast iron waste stack. Cast iron lasts a long time and then stops lasting quite suddenly, and a stack that has begun to scale from the inside gives very little warning at a fixture. Where access allows, that gets looked at rather than assumed.

What should I expect on a Main Line inspection?

The older Main Line houses in Bala Cynwyd, Merion Station, Narberth, Wynnewood and Gladwyne have usually been extended two or three times over a century. Every addition creates a joint between old construction and new, and those joints are where water gets in and where framing gets modified in ways nobody documented.

Roofs on these houses are frequently multi-plane, with valleys, dormers and low-slope sections tucked behind gables. The low-slope section behind a gable is a classic problem area because it is invisible from the street and it drains slowly.

Stone and stucco exteriors add their own question. Stone needs pointing on a cycle, and stucco applied over an older substrate can hold water against framing. Bob reports what he can see and says plainly when a condition needs a specialist rather than guessing at it.

What about the older stone houses west of the turnpike?

Worcester, Skippack, Harleysville, Schwenksville and Collegeville still hold a good number of pre-1940 stone farmhouses, and the inspection there shifts toward things suburban buyers rarely think about. Many are on private well and on-site septic, which are separate systems with separate lives from the house.

Stone foundations in this part of the county were laid without a vapor barrier and pointed with lime mortar, so the joint gives up long before the stone does. That is a maintenance reality rather than a crisis, but it belongs in a buyer's cost picture rather than arriving as a surprise in year two.

Crawl spaces are more common out here than full basements, and a crawl space is where a lot of deferred maintenance quietly lives. Bob goes into them where they are safely accessible, because the alternative is reporting on a space nobody looked at.

What does a home inspection cost in Montgomery County?

Inspections start from $325. Price follows the size and age of the house and the number of systems that need evaluating, not the town it sits in. A 1,400 square foot rancher in Willow Grove and a 4,000 square foot older home in Gladwyne are genuinely different amounts of work.

Bob will give you the number on the phone before you book, along with an honest read on whether your situation needs anything beyond a standard inspection. If the answer is that a standard inspection covers it, that is what he will tell you.

All Seasons does not perform repairs or remediation of any kind. There is no version of the report that makes Bob money, which is the entire point of hiring an inspector who only inspects.

Home inspection in Montgomery County from $325. Same inspector every time. Report in 24 hours.

Call 610-348-6728

Every town Bob serves

Which Montgomery County towns does Bob cover?

Bob personally inspects homes in every Montgomery County town listed here. Each has its own page with local detail on the housing stock and the issues that come with it.

Need a different service in Montgomery County? See mold testing in Montgomery County or air quality testing in Montgomery County, or browse every area Bob serves.

Common questions

Montgomery County home inspection questions

Who actually performs my Montgomery County inspection?

Bob does, personally. All Seasons uses no subcontractors and has no rotating technicians, so the person you speak to on the phone is the person who inspects your house and the person who writes your report. Across 60 Montgomery County towns, it is the same inspector every time.

How quickly do I get the report?

Within 24 hours of the inspection, photo-documented and written in plain-language terms rather than inspector shorthand. You are usually working against a contract deadline, and a report that arrives too late to act on is not much use.

Can I attend the inspection?

Yes, and it is encouraged. Walking the house with Bob is the fastest way to understand what matters and what does not, and nothing gets buried in jargon when you can simply ask what something means while standing in front of it.

Does the report tell me what is urgent versus what can wait?

Yes. Findings are separated into immediate safety concerns and ordinary maintenance, because those two categories call for completely different decisions. A house with a long maintenance list and no safety issues is a very different purchase from one with the reverse.

Will the inspection help me negotiate?

That is what it is for. The report gives you a documented basis to negotiate, accept, or walk away, with photographs and plain language a seller's agent cannot easily wave off. What you do with it is your call; Bob's job is to make sure the decision is an informed one.

Do you inspect the whole county?

All 60 Montgomery County towns listed on this page, from the Main Line boroughs through the post-war townships to the western farm country. Same-week appointments are normally available throughout the county.

Sources and further reading

Standards this inspection is performed to

A home inspection reports the condition of accessible systems on the day of the inspection. It is not a warranty, and it does not predict future failure. Observations described on this page are from All Seasons inspections in Montgomery County.

How do I schedule a home inspection in Montgomery County?

Same-week appointments are normally available throughout Montgomery County. Call Bob directly and he will tell you what your situation actually needs.

Call 610-348-6728

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

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