Reliable Home Inspection Service
UNAPOLOGETICALLY HONEST
HOME INSPECTIONS
Inspecting Homes Since 1993!
Meet Your Reliable Home Inspection Team
The Team that Works for YOU!
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Reliable Home Inspection Service offers a variety of inspections related to the real estate transaction; Serving Delaware, Maryland, and Pennsylvania, you can be assured that you will receive excellent customer service, especially with our one-stop shop philosophy. Our computer generated report, which is delivered on-site, has been recognized nationally and locally as an extremely helpful tool for the real estate transaction. With 24-7 availability for scheduling and customer service, we are here to help serve you! We also offer a variety of discounts for you and look forward to being on your team and providing impeccable service to you as a buyer and seller.
As certified members of the American Society of Home Inspectors (ASHI), you can be assured that Reliable Home Inspection Service inspectors are not only qualified but also adhere to the association’s standards of practice and code of ethics. All of our inspectors are background checked, attend educational classes regularly, and have a good moral compass.
There are no federal laws governing home inspectors. We are regulated only by the individual states. Since the laws vary from state to state – and some states don’t have home inspection regulations – how can you be sure that your inspector is qualified, experienced, and trustworthy?
One way is through home inspector associations. Some of them require minimum training, education, experience, and adherence to ethical standards – be sure to check out the individual associations to see their requirements.
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Francis Glynn
ALL RELIABLE HOME INSPECTION SERVIVE INSPECTORS ARE
ASHI CERTIFIED INSPECTORS
- Educated
- Tested
- Verified
- Certified
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Only an ASHI inspector can provide your customers with a professional, personalized inspection that
combines more than 30 years of the highest technical standards, adherence to a strict code of ethics
and the very best in customer service and education. We call this “The ASHI Experience”.
When you choose ASHI, you’ll be working with professional home inspectors who have passed the
most rigorous technical examinations in effect today, including inspectors who are required to
perform more than 250 professional inspections before they’re even allowed to call themselves "certified".
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No other professional society can match the credentials of an ASHI inspector.
To all real estate agents: Help your customers obtain an inspection that is valuable, informative and educational. Recommend ASHI inspectors.
Meet The Inspectors
Interested in working with a specific inspector? Just let our staff know when you book online or over the phone and we'll do our best to pair you with your preferred home inspector!
Unsure of which inspector you'd like to work with? Check out what our clients are saying about their inspection experiences here.
If you'd like to find out more about Joining Our Team please click the link here!
Shawn Cushman
John Kerrigan
Francis Glynn
Francis Glynn
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"I inspect every home as if it were my daughter or mother buying it for themselves."
Licensed Home Inspector – DE, PA & MD | ASHI Certified
Francis Glynn is a lead Home Inspector at Reliable Home Inspection service and started his career with Reliable over 15 years ago. Francis is an ASHI Certified Inspector as well as a NRPP Certified Radon Technician who has vast experience not only inspecting residential homes, but also complex commercial buildings.
Francis has completed thousands of inspections across DE, PA and MD during his over fifteen years as a certified Home Inspection and specializes in New Construction Inspections.
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A longtime Middletown, DE resident, Francis's formal education is a Teaching Degree for Physical Education and he has taken his love of teaching and his vast experience to train new Home Inspectors. In Francis's spare time, he is highly involved in coaching his boy's football games.
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Reliable Home Inspection Service is synonymous with Home Inspection Delaware!
Tim Evans
" I Inspect every home like my life depends on it. knowledge before keys"
Home Inspector - PA
Tim has previous accreditation from the IICRC in mold and water remediation. He can often be found standing on roofs staring into the sunset, thinking of his time as a HAAG certified roof inspector. Window and shower glass gets an extra special look as he leverages the 5 years he spent working his father at The Glass Guru. He enjoys hiking, biking, and anything to do with dogs.
"Francis & Tim, was absolutely terrific! Very informative and walked us through each result of the inspection. Even when things was not what we expected they were very helpful and reassuring of measures that could be taken and the preventive care to put in action going forward. Highly recommend using them if you are unsure or looking for a Home Inspection. "
John Kerrigan
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"If a home inspector doesn't carry ladders did he plan to inspect your roof? If I were buying a house and could only have two components inspected, they would be the roof and the foundation."
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Licensed Home Inspector – DE, PA & MD | ASHI Certified​
John is an ASHI Certified Inspector (ACI), President of Reliable Home Inspection Service, Inc, and the Vice Chair of the Delaware Board of Home Inspectors.
John has performed over 20,000 residential, multi-unit, and commercial inspections. These inspections represent habitable disputes, conservancy, problem diagnosis, and maintenance. I have inspected a wide scope of price ranges, from $45,000 homes to well over $1,000,000 homes... homes from the inner city to the suburbs... homes from the beach, to the bay... and homes as old as 1699 to homes that are brand new!
As first-time home buyers, it was so reassuring to work with folks we felt we could trust for our inspections. Francis and John were incredibly thorough and took the time to talk us through details. They sent us a clear and organized report within a few hours. Booking with Lindsey was also very easy and we appreciated her proactive communicative. Thanks so much!
Meet The Environmental Team
Tammy Kerrigan
Tammy Kerrigan, co-owner of Reliable Home Inspection Service and Affordable Pest Control Service, grew up in Chester County and graduated from Kennett High School. She is a Certified Lead Assessor, Radon Control Technician and a member of the National Radon Proficiency Program (NRPP).
Steve Kremer
Steve Kremer, raised in Elkton, Maryland, graduated from Waynesburg University with a degree in Political Science. He is a DEP and NEHA Certified Radon Control Technician and a member of the National Radon Proficiency Program (NRPP).
Your Local Home Inspection Company!
Trusted Home Inspections Since 1993!
Serving DE, PA and MD as your friendly, neighborhood ASHI certified Home Inspectors
Certified Inspectors & Quality Assurance
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Reliable’s inspectors are ASHI-Certified (American Society of Home Inspectors) and undergo ongoing education. This contrasts with newer “pop-up” inspectors who lack formal certification. In fact, industry analysts warn that inconsistent inspection quality can leave buyers at risk. By using proven checklists and seasoned pros, Reliable avoids that problem. Every inspection uses advanced tools – thermal cameras, moisture meters, etc. – and produces a detailed, photo-illustrated report by day’s end. Customers can ask questions before, during, and after the inspection, benefiting from the inspectors’ local expertise.
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Consistent Thoroughness: Unlike inspection franchises where different inspectors might focus on different issues (sometimes missing problems), Reliable enforces a uniform process.​
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Real People, Local Support: When you call Reliable, you speak to a trained team member, not a generic call center. This ensures your questions about local homes are answered by someone familiar with the area.
Thermal Imaging: Using this tool allows us to detect hidden moisture that may indicate leaks or water damage. Thermal imaging helps locate HVAC areas of heat loss, Identify insulation deficiencies, and locate electrical hotspots that could pose a fire hazard. ​​
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Moisture Meter: Using a moisture meter allows for our inspectors to detect hidden water behind walls and under floors without causing damage. Undetected moisture in materials like drywall and wood promote mold growth. Catching this on time will prevent structural decay that happens over time.
Reliable Home Inspection Service: Delaware’s Local, Most-Trusted Inspector
Reliable Home Inspection Service has been family-owned and locally operated since 1993, specializing in Delaware (and nearby PA/MD) home inspections. In over 30 years of business, owners John and Tammy Kerrigan have overseen 20,000+ home inspections. Unlike a national chain, every Reliable inspector is based in the region and has 30+ years’ experience. All inspectors hold the highest level of ASHI certification, ensuring rigorous, industry-standard training and ethics. This deep local experience – exemplified by a team that “treats your home like it’s our home” – gives Reliable a thorough understanding of Delaware-area construction, building codes, and climate issues. In practice, inspectors carry multiple ladders and always walk the roof and crawl the attic when safe. As the company notes, “Not every inspection company gets in the crawl space or even has tall enough ladders to get on the roof”. This commitment to hands-on, exhaustive inspections (foundation to rooftop) comes from decades of serving local buyers and sellers.
Reliable inspectors climb onto roofs to check every detail. This thorough approach ensures no hidden defect is missed.
Comprehensive Services - Home and Beyond
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Reliable offers a full spectrum of inspection services to protect buyers and sellers across DE, PA, and MD. From standard pre-sale home inspections to specialty checks (radon, mold, termite, etc.), they can handle any inspection need in-house. The company’s site highlights this range:
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New Construction Inspections (Pre-Drywall, Final/Close-Out,
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11th‑Month Warranty)
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Full Home Inspections (existing homes)
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Radon Testing & Mitigation (including commercial/daycare radon)
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WDI/Termite Inspections with advanced thermal imaging
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Mold & Indoor Air Quality Testing (certified mold inspectors)
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Lead-Based Paint & Water Quality Analysis (DE state compliance)
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Commercial and Investment Property Inspections
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Post-Settlement, Maintenance, Roof, HVAC, Foundation,
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Electrical inspections and more.
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Reputation, Trust, and Accreditation
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Reliable’s longevity and customer focus have earned it top ratings. The Better Business Bureau notes the company’s start date as 7/1993, reflecting over three decades of inspections, and assigns it an A+ rating. (By comparison, even larger franchises like NextDay Inspect® also highlight BBB A+ ratings, but Reliable combines that standard of trust with local ownership.) Online reviews consistently praise Reliable’s professionalism and thoroughness. The company’s 5.0 Google rating and 5-star testimonials underline that customers “feel cared for” and that no detail is missed.
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Why this matters: With reliable, local service, there’s accountability right here if you have questions or need follow-up. By contrast, large national outfits (for example Webb Property Inspections or NextDay Inspect) operate in dozens of states. These chains may dispatch whichever available inspector to an area or route calls through a central office. This can create inconsistency (and sometimes delays) in staffing and report reviews. In fact, inspection industry insiders note that when different inspectors work a market, quality can vary and some issues can be overlooked. Reliable avoids that by keeping management and scheduling in-house. When you call Reliable, you reach a trained local team member who knows the local market – not an impersonal call center. This personal touch means more accurate answers and the confidence that your concerns (e.g. learning local code or water table issues) are fully understood.
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Our Inspectors are here for you!
Pre-Drywall,
Final and 1 year Warranty Inspections...
They do it all!
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