Professional Home Inspection in Swarthmore, PA

InterNACHI-certified home inspection serving Swarthmore and all of Delaware 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

Swarthmore, Delaware County

What does a home inspection in Swarthmore include?

A home inspection in Swarthmore, Delaware 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.

Swarthmore is one of Delaware County's most distinctive communities -- a walkable, tree-canopied borough built around Swarthmore College, whose campus anchors the town center and draws a highly educated, civic-minded population. The residential streets radiating out from the Swarthmore College campus feature some of the most architecturally intact housing stock in the Philadelphia suburbs. Streets like Harvard Avenue, Dartmouth Avenue, and Princeton Avenue are lined with late Victorian, Craftsman, and Colonial Revival homes constructed primarily between the 1890s and 1940s, most of them on generous lots shaded by mature oaks and maples maintained through the borough's active tree commission. The Swarthmore Borough itself has long prioritized historic preservation, and the Swarthmore Historic Preservation Trust works alongside the Delaware County Planning Department to document and protect the character of older streetscapes. The borough is served by the SEPTA Media/Elwyn Line at Swarthmore Station, giving it a direct connection to Center City Philadelphia that has kept demand for housing strong for decades. Local landmarks like the Benjamin West birthplace site, the Friends Meeting House on Whittier Place, and the Scott Arboretum on the Swarthmore College grounds all reinforce the borough's sense of deep historical roots. Buyers relocating from Philadelphia often target Swarthmore specifically because of Rutgers Avenue's walkable retail corridor, the proximity of the Crum Creek trail system, and the highly regarded Swarthmore-Rutledge School and Strath Haven High School within the Wallingford-Swarthmore School District. The housing inventory turns over slowly, and when properties do come to market -- whether the 1910 stone colonials on Riverview Road or the mid-century ranches tucked behind the arboretum -- competition is fierce. That combination of high prices, historic construction, and emotionally charged buying decisions is precisely where an independent, experienced inspector earns his value.

When I pull up to a Swarthmore property, I already know what decade I am likely dealing with before I open the door. The borough's housing stock is overwhelmingly pre-1950, and the 1890s-to-1930s era homes that make up the core of the market have a recognizable set of construction patterns that I have inspected hundreds of times across Delaware County. Stone foundations with lime mortar joints are the norm rather than the exception on the older colonials and Victorians, and after a century-plus of seasonal freeze-thaw cycles in southeastern Pennsylvania, those mortar joints need to be evaluated carefully -- not just for cosmetic cracking, but for active water pathways and structural settlement. Knob-and-tube wiring is another pattern I see repeatedly in Swarthmore homes, and the situation becomes genuinely hazardous when a previous owner added blown-in insulation over live K-and-T circuits, which traps heat and creates fire risk that is invisible unless you know where to look. Original slate roofs are a third signature of the era -- many of the borough's most beautiful homes still carry their original Welsh or Vermont slate, which can last another generation with proper maintenance, but which also conceals deteriorating copper flashing, failed hip ridges, and broken slates that are invisible from the street. I check every accessible slope, valley, and penetration, and I give buyers a realistic picture of remaining roof life in dollar terms, not just adjectives. Buyers coming from newer construction in Haverford or Newtown Square are sometimes surprised by the complexity of these older systems, which is why I spend time at the end of every inspection walking the client through findings in plain language rather than handing over a report and disappearing. If you are under contract on a Swarthmore home, do not waive the inspection -- the price of a thorough review is a fraction of what a missed foundation issue or undisclosed electrical hazard can cost you after closing. Call 610-348-6728 to schedule.

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

What does Bob check during a Swarthmore home inspection?

Bob approaches every Swarthmore inspection per ASHI and InterNACHI Standards of Practice. With 1890s–1950s housing stock dominant in Swarthmore, he focuses on the era-specific concerns that affect early to mid-20th century construction in Delaware 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 Swarthmore'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 Swarthmore homes?

Based on 20+ years inspecting early to mid-20th century homes in Delaware County, these are the issues Bob finds most often in Swarthmore's 1890s–1950s 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 Swarthmore inspection?

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

Also Available: Mold Testing & Air Quality in Swarthmore

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

Learn About Mold Testing in Swarthmore

Schedule Your Home Inspection in Swarthmore

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 Swarthmore

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

Pricing for Swarthmore

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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Nearby Areas Also Served

Ardmore Haverford Radnor Newtown Square
"24-hour report. You always get Bob. My name is on every inspection I do."
InterNACHI Certified • 20+ Years Experience • No Conflict of Interest
610-348-6728 See Pricing

Why Choose Bob

Why do Swarthmore 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 Swarthmore home.

02

InterNACHI Certified

InterNACHI Certified Professional Inspector with 20+ years of specialized expertise in Delaware 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

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.

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Get in Touch

How do I schedule a home inspection in Swarthmore?

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 Swarthmore?

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

Home inspections in Swarthmore start at $325. Final pricing depends on the property size, age, and condition -- the pre-1900 stone colonials and larger Victorian homes that are common in the borough typically fall in the mid-to-upper range of that scale. Call Bob at 610-348-6728 for an exact quote based on the specific property. He will give you a straight number on the spot, no estimate games.
Bob inspects every major system in the home following both ASHI and InterNACHI standards: foundation and structural components, electrical panels and all visible wiring, plumbing supply lines and drain systems, heating and cooling equipment, roof and attic assemblies, windows and exterior doors, insulation and ventilation, and the full exterior envelope including siding, masonry, grading, and drainage. For Swarthmore properties, that scope also means careful evaluation of the elements most common to pre-1920 construction -- stone foundations, knob-and-tube wiring, slate or clay tile roofs, and cast iron drain lines. Every finding is documented with photographs and a plain-language summary, delivered as a full digital report within 24 hours of the inspection.
Most Swarthmore inspections run 2-3 hours. The 1890s-1950s-era homes that make up the bulk of the borough inventory often take closer to the longer end of that range -- large stone colonials, multi-story Victorians, and homes with complex original systems simply have more to evaluate than a modern townhouse. Bob encourages buyers to attend the full inspection so he can walk through findings in real time and answer questions on the spot. That conversation at the end of the walkthrough is often as valuable as the written report itself.
Every home inspection in Swarthmore 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.
Knob-and-tube wiring is one of the most critical findings Bob looks for in Swarthmore pre-1920 homes. The wiring itself, when left undisturbed, is not always an immediate hazard -- but two common situations make it dangerous: previous owners who added blown-in insulation over active K-and-T circuits, which traps heat and creates fire risk, and amateur repairs or splices that violate the original system's design. Many homeowner insurance carriers now require full rewiring as a condition of coverage once K-and-T is identified, which can run $15,000-$25,000 in a larger Swarthmore home. Bob documents all visible knob-and-tube, identifies whether it appears active or abandoned, and notes any insulation contact, so you have a clear picture of the risk and cost before you close.
Stone and rubble foundations with lime mortar joints are the norm in Swarthmore homes built before the 1920s, and after 100-plus years of Delaware County winters they require a careful eye. Bob checks for shifting stones, mortar erosion, active water seepage pathways, and evidence of structural settlement -- all of which can indicate movement that goes beyond routine maintenance. Lime mortar repointing that has been done improperly with modern Portland cement is also a common problem, because Portland cement is harder than the surrounding stone and can actually accelerate cracking and spalling over time. A failing foundation in a Swarthmore Victorian can run $20,000-$50,000 to stabilize properly. Identifying the difference between normal aging and active movement is one of the most important things a pre-purchase inspection does for buyers in this market.
It can be either, which is why it deserves careful evaluation. Original slate roofs on Swarthmore homes -- many of them now 80-130 years old -- are genuinely durable when maintained properly. Good Welsh or Vermont slate can outlast the house it covers. The issue is not usually the slate itself but the supporting details: deteriorating lead or copper flashing at chimneys and valleys, failed ridge caps, broken or slipped individual slates, and aging copper gutters that have developed pinhole leaks. A full slate replacement on a larger Swarthmore home can run $30,000-$60,000, so understanding actual remaining roof life versus cosmetic surface wear is critical. Bob inspects every accessible slope and penetration and gives buyers a realistic assessment of what they are taking on, in dollars rather than vague adjectives like fair or poor.
Yes -- in many cases a renovated older home warrants more scrutiny, not less. Swarthmore properties frequently carry decades of successive renovations, and the quality of that work is highly variable. Bob has seen beautifully staged homes where a gut renovation stopped at the cosmetic layer, leaving original cast iron drain lines, knob-and-tube wiring, or a compromised foundation wall untouched behind new drywall and fresh paint. Permitted renovations with documented inspections are a good sign; unlicensed work done without permits is a red flag. A thorough inspection gives you visibility into what the renovation did and did not address, and what the original structure beneath the new finishes actually looks like.
Bob's standard inspection covers the visible plumbing inside the home -- supply lines, drain lines, fixtures, and the main cleanout access. For pre-1920 Swarthmore homes, the original clay sewer laterals running from the house to the street main are a known weak point: clay tile sections crack, shift, and collect root intrusion over a century of use, and a bellied or blocked lateral can cost $5,000-$15,000 to replace depending on depth and distance. Bob will note the age of the visible drain system and flag any signs of slow drainage or backflow, and he can recommend a licensed sewer scope company if the property age or condition warrants it. Adding a sewer scope to a pre-1920 Swarthmore inspection is generally money well spent.
Yes. Swarthmore Borough requires a Use and Occupancy certificate as a condition of sale. The borough conducts its own inspection -- typically a code-compliance walkthrough focused on life-safety items -- and that is separate from the buyer's private home inspection. The two serve different purposes: the borough is checking minimum habitability standards; Bob is checking the full condition of the property and giving you a realistic picture of what it will cost to own. You need both. Buyers who skip the private inspection and rely solely on the borough U-and-O have been burned more than once on issues the borough is not looking for -- active knob-and-tube under blown insulation, slate flashing failures, and deteriorating stone foundations among them.
Yes. Bob routinely combines Swarthmore with same-day inspections in Media, Springfield Township, Wallingford, and Nether Providence -- all within a few miles of each other in central Delaware County. If you are touring multiple properties or a family member is buying nearby at the same time, call Bob directly at 610-348-6728 and he will work out a schedule that fits both. Same-day double bookings are common in this corridor and there is no premium for coordinating the route.
The housing stock and the municipal rules are both different. Swarthmore Borough is a compact, walkable grid of pre-1920 and 1920s-to-1950s homes -- many of them original Victorians and stone colonials built when the college was the center of community life. Springfield and Nether Providence have a broader mix, including mid-century capes, split-levels, and newer construction that carry a different set of inspection priorities. Swarthmore also has its own borough code office and U-and-O process, while Springfield and Nether Providence operate under township code enforcement with different requirements. If you are deciding between a home on Swarthmore Avenue and one in Springfield, Bob can tell you exactly what the inspection priorities differ between the two and what each property's age and construction type means for your out-of-pocket costs in the first five years.
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