Russ did a wonderful job inspecting our house. He was very flexible with his scheduling and made time for us on a Sunday morning. His inspection was very thorough and detailed. I appreciated that he took extra time to walk us through everything and answer any questions that we had. He made several great suggestions to us for repairs/improvements. I have been through a couple of different inspections over the years and Russ' was the absolute best. I highly recommend him if you are a buyer and looking for a very detailed home inspector.
Beaverton's Range Is Wide. Your Inspector Should Know Every Era Cold.
Beaverton homes span from 1950s ranch houses near the historic downtown to brand-new builds in Progress Ridge. Intel, Nike, and Washington County's tech corridor keep competition intense and contingency windows short. As a Certified Master Inspector® with 10+ years of inspection experience and hands-on work as a licensed general contractor, Russ has seen every era of this market up close.
Beaverton Housing Market
$576,260
Median sale price
33 days
Median days on market
108
Homes sold per month
351
Homes for sale now
Beaverton Know-How
These Homes Have History. So Do I.
Beaverton, Oregon
Beaverton is Oregon's third-largest city and one of the most varied inspection markets in the Portland metro. A 1962 ranch near the historic downtown has a completely different profile than a 2005 home in Bethany or a new build in Progress Ridge. Cedar Hills bungalows from the 1960s, Aloha split-levels from the 1980s, Murrayhill hillside homes from the 1990s, and South Beaverton planned communities from the 2000s each carry their own risks. That range is what makes Beaverton inspections genuinely demanding.
Ten years of inspections, and I'm a licensed general contractor as well. Framing is the specialty, the difficult and high-end kind. I've also replaced roofs, run wiring, poured concrete, waterproofed showers, set tile, and swapped siding and windows. A builder's habits are easy to read once you've done the work yourself.
When I walk a 1980s home in Cedar Hills, I am looking for Federal Pacific panels, polybutylene supply lines, and crawlspace conditions shaped by six decades of Pacific Northwest moisture and Washington County clay soils. When I walk a 2000s home in Bethany, CPVC embrittlement and drainage grading are the first things on my list. Same inspection standard. Very different findings.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging, which matters a lot in Washington County's clay-soil drainage environment.
Before You Buy
Beaverton Homes by Construction Era
Beaverton's housing stock spans more than 70 years of construction. Each era has its own inspection profile. Knowing which era you are buying tells you a lot about what the inspection will find.
Pre-1965 Homes
Beaverton's oldest homes sit in and around the historic downtown and the Metzger district, built when the city was still a small farming community turning into a suburb. These are modest homes, often on good lots, with system profiles that require honest budgeting before you commit.
Galvanized steel water supply pipes in homes from this era are now 60 to 70 years old and internally corroded in most homes where they haven't been replaced. Internal diameter narrows over time, water pressure drops, and discoloration at fixtures is a consistent finding. Full repipe typically runs $10,000 to $25,000 depending on home size. Cast iron drain lines from this period have been in the ground just as long and warrant a sewer scope.
Electrical systems have been partially updated across multiple decades without always being brought to a consistent standard. Knob-and-tube wiring in the oldest homes is often replaced in part but not in full, creating transition points between old and new wiring that require careful evaluation. Foundations are typically poured concrete perimeter with crawlspace, and decades of Pacific Northwest moisture exposure have left a mark on most of them.
Common findings in pre-1965 homes
Galvanized steel supply pipes
Corroded internally. Restricted flow and discoloration common. Replacement typically $10,000 to $25,000.
Cast iron drain lines
60-plus years underground. Scale, joint seepage, and root intrusion are consistent. Sewer scope essential.
Partial knob-and-tube updates
Old and new wiring coexisting creates transition points that need careful evaluation.
Crawlspace moisture and wood rot
Older foundations without modern waterproofing manage decades of Pacific NW humidity and clay-soil moisture poorly.
Roofs near or past typical service life
Often re-roofed once or twice. Approximate age, layers, and condition are documented in the report.
1965 - 1985 Homes
This is the largest portion of Beaverton's housing inventory. Ranch homes, split-levels, and early colonial-style construction from this period make up much of what buyers are purchasing in Cedar Hills, Cedar Mill, and Aloha today. It's the era with the heaviest inspection profile in this market.
Galvanized steel supply pipes remain in homes built through the early 1970s. Polybutylene plumbing, installed widely from the late 1970s through the mid-1990s, is present in a meaningful percentage of Beaverton homes from this period. It fails from chlorine degradation over time, often with minimal warning. Most insurance carriers decline coverage or require replacement before issuing a policy. Identification before closing can help you avoid an $8,000 to $18,000 surprise later.
Federal Pacific Stab-Lok panels, Zinsco panels, and aluminum branch circuit wiring are all consistent findings in Beaverton homes from this era. These aren't rare discoveries. They appear in a significant portion of 1965 through 1985 inspections in this market, and their implications for both safety and insurance coverage make them important findings to document.
Common findings in 1965 - 1985 homes
Polybutylene plumbing
More common in Beaverton's 1978 - 1992 stock than in most Portland suburbs. Fails without warning. Insurance carriers routinely decline until replaced.
Federal Pacific and Zinsco panels
Documented breaker failure histories. Insurance carriers frequently flag or decline coverage on homes with these panels.
Aluminum branch circuit wiring
Used widely in the late 1960s and early 1970s. Connections at outlets and fixtures require inspection for compatibility and safety.
Crawlspace moisture
Washington County clay holds water. Older vapor barriers and drainage design on flat Beaverton lots perform poorly over decades.
Foundation movement on clay
Seasonal expansion and contraction of Washington County clay creates ongoing movement. Most is cosmetic. Some isn't. I flag signs that call for a structural engineer.
1985 - 2005 Homes
Beaverton saw substantial growth during this period as Washington County's tech corridor took shape. These homes make up much of Bethany, Rock Creek, Cooper Mountain, and the first phases of Murrayhill. They're now 20 to 40 years old and have entered the maintenance phase every house eventually hits. The systems that were new in 1998 are aging on schedule.
CPVC plumbing was the dominant supply material in Portland-area new construction from about 1995 through 2005, and it runs throughout Beaverton's inventory from this era. Oxidative embrittlement is a documented failure mode for CPVC in this market, affecting fittings and straight runs particularly near heat sources. I check every accessible CPVC installation for visible cracking, discoloration, and improper support that accelerates deterioration.
Composite wood siding products, hardboard and wood-fiber materials from the 1990s, fail consistently in wet climates. Bottom siding courses, window perimeters, and areas where water management was improperly installed are the most common failure points. In Beaverton's rainfall environment, these failures are often well advanced before they're visible from the exterior. Roofs from this era are reaching end of expected service life across much of the housing stock.
Common findings in 1985 - 2005 homes
CPVC plumbing embrittlement
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign. Replacement typically $8,000 to $20,000.
Hardboard and composite wood siding failure
1990s wood-fiber siding absorbs moisture in wet climates. Fails from the bottom up. Often advanced before visible from a distance.
Roofs at or beyond service life
25-year shingles from 1998 to 2003 are near or past typical service life. Replacement typically $10,000 to $20,000.
Crawlspace moisture and wood rot
Washington County clay holds water against foundations. Failed vapor barriers and drainage issues common in homes of this age.
Radon in Washington County
Elevated radon designation applies regardless of home age. Test every purchase.
South Beaverton and New Construction
South Beaverton, Progress Ridge, and the newer communities near the Tualatin Hills corridor represent Beaverton's most recent residential growth. Buyers in these areas sometimes assume new construction doesn't need inspection. That assumption is expensive when it turns out to be wrong. Municipal code inspections check minimum standards at specific construction phases. They don't evaluate the finished home.
New construction inspections in these areas consistently find grading that directs water toward the foundation on recently disturbed lots, HVAC ductwork improperly sealed or sized, flashing errors around windows and doors, and insulation gaps in attics. These are usually the builder's responsibility before you close, and a written report documents them.
Radon testing is equally important in new construction. The gas enters through soil contact regardless of when a home was built. The 11-month warranty inspection is designed for buyers who want to document defects before the builder's one-year warranty expires. The clock starts at closing. Schedule before you hit 10 months.
Common findings in new construction
Grading and drainage toward foundation
Freshly disturbed lots often drain toward the house on Washington County clay. Common and expensive post-close.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems found regularly in new Beaverton builds.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies that look fine from the outside.
Insulation and ventilation gaps in attic
Thermal imaging can help spot these. Invisible to the eye and often covered by builder warranty if caught in time.
Radon (yes, even in new homes)
Washington County's elevated radon designation applies to brand-new homes the same as 1975 ranches. Test every purchase.
Home Risk Quiz
Is Your Dream Home Hiding Significant Issues?
See Your Potential Home Through an Inspector's Eyes.
Transform your observations into a clear risk profile. In just two minutes, you will receive a breakdown of what a professional inspector would be concerned about based on what you saw.
2 minutes
Based on what you saw at the showing
No technical knowledge needed
Free Assessment
Begin
Assessment
8 quick questions. No contact info required.
1 of 8
01
How old is the home?
You'll have the year built from the listing or the seller. Home age is the single biggest driver of inspection risk.
02
What did the roof look like from the street?
Look for curling shingles, dark patches, missing granules, or visible moss. A good look at the roof from the ground can tell you more than you'd think.
03
Did you notice any musty smell inside the home?
A musty or earthy odor is the most reliable clue buyers can detect about crawlspace moisture or mold, even without going under the house.
04
Did you see the electrical panel? What did it look like?
It's usually in a utility room, garage, or hallway. Federal Pacific (orange breakers) and Zinsco panels are known fire risks and still common in Portland-area homes from the 1960s to 1980s.
05
Did you notice any water stains on ceilings or walls?
Look near the corners of ceilings, under windows, and in bathrooms. Even old-looking stains matter, they show water has been in places it shouldn't be.
06
How did the overall condition of the home feel?
Trust your gut. A home that feels well-loved and maintained usually is. One that feels neglected almost always has deferred items hiding out of sight.
07
Did the home have a finished basement, addition, or garage conversion?
These are some of the most common places to find unpermitted work. A finished space isn't automatically a problem, but without permits, there's no record of whether it was done safely.
08
Where are you in your homeownership journey?
This helps us tailor your results to your situation.
Know Your Neighborhood
Beaverton Area by Area
Each part of Beaverton has its own housing age, construction type, and inspection focus. Here is what buyers typically encounter in each area.
Historic Downtown & Metzger
Pre-1960s
The oldest housing stock in Beaverton, built when the city was still a farm community. Walkability and proximity to MAX light rail don't change the fact that these homes are 60 to 70 years old. Galvanized plumbing, partial knob-and-tube updates, and cast iron drains are common findings. Budget realistically before you fall for the character.
Cedar Hills & Cedar Mill
1960s - 1970s
Established mid-century neighborhoods with primarily 1960s and 1970s construction on well-treed lots. Federal Pacific panels, galvanized supply lines, and crawlspace moisture are the most consistent findings here. Homes often look well-maintained on the surface. The systems tell a more complicated story.
Aloha & Raleigh Hills
1970s - 1990s
A mix of 1970s through 1990s housing that transitions between Beaverton and unincorporated Washington County. Polybutylene plumbing is particularly prevalent in homes from 1978 through 1992 in this area. CPVC is common in homes from the late 1990s. Radon testing is important throughout.
Bethany & Rock Creek
1990s - 2010s
Upscale northwest Washington County development with larger homes and better initial construction quality. CPVC embrittlement is still a concern in homes from 1995 through 2005, and clay-soil drainage challenges affect even well-built homes on this terrain. Radon testing recommended throughout.
Cooper Mountain & Murrayhill
1990s - 2000s
Hillside and plateau development with 1990s through 2000s construction. Sloped lots create drainage paths toward foundations that flat-terrain properties don't experience. Retaining walls are common and warrant evaluation. Hardboard siding failures from the 1990s are well advanced in some homes on this side of the city.
Progress Ridge & South Beaverton
2000s - present
Newer planned communities with 2000s through 2020s construction. Homes benefit from current codes but are not exempt from findings. Drainage on recently graded lots, HVAC installation quality, and attic ventilation deficiencies are the most frequent inspection issues in this area. Radon testing is still essential.
Washington County Risk Factors
What Makes Beaverton Homes Different to Inspect
Beaverton's wide housing range, clay soils, and elevated radon designation create inspection concerns that are specific to this part of the Portland metro.
Washington County Clay Soils
The Dayton and Nekia clay series underlie much of Beaverton's residential land. These soils expand when wet and contract when dry, creating seasonal movement that affects foundations, drainage systems, and every below-grade structure year after year. Water that enters the yard can take days to drain, and it finds the path of least resistance, which is often the crawlspace. Grading, downspout discharge, and window well drainage are documented on every inspection.
Affects foundations, drainage, and crawlspaces across all eras
Polybutylene and Problem Panel Era
Beaverton's 1975 through 1995 housing stock has a higher concentration of polybutylene plumbing than most other Portland suburbs. In the same era, Federal Pacific Stab-Lok and Zinsco electrical panels were installed widely. Both are findings with direct insurance implications. Most carriers won't write a policy until they're replaced. Identifying them before closing gives you clearer information before you commit.
Consistent finding in 1975 - 1995 Beaverton homes
Elevated Radon Designation
Washington County carries elevated radon potential for the Portland metro area. Radon levels vary from property to property, and a neighbor's result tells you nothing about what's in your specific home. Testing costs $150 with inspection. If levels exceed the EPA action threshold of 4 pCi/L, mitigation typically runs $800 to $1,500. That's a reasonable item to address before closing rather than after.
Applies to all Beaverton homes regardless of age
Real Inspection Photos
Seen on Recent Beaverton Inspections
Real photos from Russ's Beaverton reports. Every report includes photos like these for each finding.
-
Standing water on the crawlspace vapor barrier, with seepage at the foundation walls. A drainage specialist was recommended to evaluate it. Crawlspace moisture and pooled water -
Discoloration consistent with mold on attic sheathing points to past or present moisture. A mold professional should find the source. What causes attic mold in Portland homes -
Several neutral wires shared single terminals in an older panel. This can lead to loose connections, so an electrician should correct it. Why neutral wires need their own terminals -
This crack was wider than 1/4 inch with some vertical offset, a sign of movement worth having a structural engineer evaluate. When foundation cracks are worth worrying about -
Hardboard siding from the 1990s soaks up water and fails from the bottom edge first, as on this Beaverton home. LP and hardboard siding failures explained -
A rusted-through flue can let exhaust gases escape and rain get inside. It needs prompt repair by a qualified contractor.
Inspection Scope
What We Check in a Beaverton Home
Every inspection covers the major accessible systems and components, roof to crawlspace. We physically enter attics and crawlspaces. We operate every system we can safely access. We do not check boxes. We evaluate the home.
Roof & Attic
Shingles, flashing, gutters, attic insulation, ventilation, and moisture.
Electrical
Panel, breakers, wiring type, outlets, GFCI and AFCI protection.
Plumbing
Supply pipe material, drain lines, water heater, pressure, and fixtures.
HVAC
Furnace, AC, heat pump, ductwork, and distribution. Age and condition noted.
Foundation & Structure
Cracks, settling, retaining walls, and visible structural framing.
Crawlspace
Full physical entry. Moisture, vapor barrier, insulation, and wood rot.
Interior
Walls, ceilings, floors, windows, doors, and built-in appliances.
Exterior & Grading
Siding, deck, driveway, grading, and drainage away from foundation.
Elevated Radon Designation
Radon Testing in Beaverton
Washington County carries elevated radon potential for the Portland metro area. Radon is a colorless, odorless radioactive gas produced naturally by uranium breaking down in soil and rock. It seeps into homes through foundation cracks, crawlspace openings, and soil contact. You cannot smell or see it. The only way to know your level is to test.
Radon levels vary significantly from property to property. Your neighbor's result tells you nothing about what's in your specific home. A 1978 ranch in Aloha and a 2008 home in Bethany on the same block can have very different readings depending on foundation type, soil conditions, and ventilation. Every home needs its own test.
We recommend radon testing on every Beaverton inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. That's a straightforward item to address before closing. Much harder to resolve after.
Learn About Radon Testing →Radon facts for Beaverton buyers
#2
Second-leading cause of lung cancer in the U.S.
After smoking. Responsible for about 21,000 deaths per year nationally.
48h
Test takes 48 hours
Continuous electronic monitor placed at the start of the inspection. Digital results delivered promptly.
$150
Added to your inspection
Standalone testing is $225. Add it at booking and save $75.
Transparent Pricing
Simple, Flat-Rate Pricing
No hidden fees, no surprise add-ons. Thermal imaging is included on every inspection.
Starter
Standalone Inspection
$395up to 1,000 sq ft
- Full home inspection
- Free thermal imaging
- Roof & crawlspace
- Detailed digital report
Most Common
Inspection + Radon
$545up to 1,000 sq ft
- Full home inspection
- Free thermal imaging
- Detailed digital report
- 48-hour radon test
Best Value
Inspection + Radon + Mold
$790up to 1,000 sq ft
- Full home inspection
- Free thermal imaging
- Detailed digital report
- 48-hour radon test
- Mold air sampling & lab results
Starter
Standalone Inspection
$295up to 1,000 sq ft
- Interior-only inspection
- Free thermal imaging
- Electrical, plumbing, HVAC
- Detailed digital report
Most Common
Inspection + Radon
$445up to 1,000 sq ft
- Interior-only inspection
- Free thermal imaging
- Detailed digital report
- 48-hour radon test
Best Value
Inspection + Radon + Mold
$690up to 1,000 sq ft
- Interior-only inspection
- Free thermal imaging
- Detailed digital report
- 48-hour radon test
- Mold air sampling & lab results
48-Hour Monitor Test
$150with home inspection
Clark County, WA sits in EPA Radon Zone 1, and elevated readings turn up across the Portland metro. Testing is the only way to know. Standalone test: $225
With home inspection$150
Standalone radon test$225
Test duration48 hours
Air & Surface Sampling
$245with home inspection
Portland’s wet climate makes mold a real concern. Air samples are analyzed by Sporecyte, an accredited laboratory, which identifies mold types and spore concentrations. Standalone mold inspection: $445
Standard package (2 air + 1 control)$245
Additional air samples$75 each
Surface swab$70 each
Lab analysis & reportIncluded
Pool & Spa Evaluation
$295with home inspection
Save $100 vs. standalone. In-ground spas included at no extra charge. Free-standing hot tubs are not inspected. Accessible components inspected, including shell, pump, filter, heater, and safety systems.
With home inspection$295
Standalone inspection$395
In-ground spa includedYes
Most reportsSame day
See our full pricing page for all size ranges.
Client Stories
What people say about Russ
Real reviews from clients across Portland Metro & SW Washington.
Russ was very detail-oriented and thoroughly inspected every inch of the house. His report made it easy to identify and address necessary repairs. We were very happy with his work, professionalism, and communication throughout the process. We would absolutely use him again for our one-year warranty inspection and any future inspections. Highly recommend!
We had two home inspections completed with Russ. The inspections were exceptionally thorough offering detailed insight into the homes. He did a great job with inspecting the entire roof and crawlspace. If I need another inspection, he would be my first call.
Russ did our 1 year warranty inspection and was absolutely amazing. Very thorough and found stuff that was never initially caught during our purchasing inspection. Thank you Russ!
I am a real estate agent in the Portland area that loves when my clients pick Russ. He has a non-alarmist way of describing his findings that helps each person to learn and understand in a better way. I appreciate his expertise and also, his sense of humor!
Great inspector! Honest and trust worthy
Highly recommend! Professional, thorough, and trustworthy are the words I would use to describe this business!!!
My wife and I had an excellent experience. They were professional, punctual, and extremely thorough. The report was detailed, well-organized, and delivered promptly, with clear photos. This inspection gave me complete confidence in my home purchase.
Very professional and honest inspector. Will not sugar coat the details. Very thorough and rigorous!
I can't recommend Russ enough, hands down, the most thorough, professional, and knowledgeable inspector out there!
Russ from Trusted Home Inspections is the best inspector ever. His report was so thorough and detailed that it made post inspection repairs and negotiations easy, reasonable and fair!!
Russ was a pleasure to work with. He communicated clearly, arrived on time, and conducted a thorough and detailed inspection. His professionalism gave me confidence in my home purchase decision.
Russ is fair, honest, and to the point. His extensive expertise is evident in his detailed reports. Nothing is missed!
Russ is a great inspector, honest, trustworthy, cares about his work being better than 'good enough,' and his expertise will be used in upcoming projects for family, friends, and coworkers!
We couldn't be happier! Russ was absolutely outstanding from start to finish, from the roof and attic to the foundation, electrical, plumbing, and everything in between. He did a radon test for us as well and the whole process was smooth.
Excellent home inspection service! Thorough, professional, and easy to understand. The inspector was patient, detailed, and provided a clear, well-organized report quickly. Highly recommend!
If you want an honest truth about any dwelling, call Russ. He will do his due diligence and put it in writing. 10/10 recommended
We had an excellent experience working with Russ. Professional, punctual, and extremely thorough. His report was detailed, easy to follow, and delivered promptly. We felt confident moving forward thanks to his expertise.
Russ is extremely knowledgeable and personable. I have used his services several times. In addition to his extensive experience, he also has a solid construction background, so he really knows what's what. Highly recommend!
If you're looking for an inspector who will do an honest, thorough inspection, choose Russ @ Trusted Home Inspection. I don't know of another person I could recommend over him. 10/10!
Russ is an outstanding inspector. Extremely thorough and very knowledgeable. He will crawl where others won't, and will see what others are blind to. Would 100% recommend his company to EVERYONE.
Russ was very detailed and found out way more details that were missed by other inspectors. He is very knowledgeable and detail oriented! Will definitely go with him next time I need an inspection.
Russ came recommended by our agent, and it's easy to see why. Compared to friends who recently bought homes and used other inspection companies, the level of detail here was unmatched. We have no complaints and would absolutely work with them again.
Russ was fantastic. Very thorough, personably, and prompt. He even got up on a pretty steep roof in the rain, which I didn't expect. Would highly recommend him for your home inspection.
Russ was incredibly thorough, very friendly, and answered all of our questions. We are first-time buyers, and we felt very well taken care of by Russ. His report was super informative and detailed, and gave us great next steps. Thanks Russ!
Russ was incredibly thorough and detailed, and his inspection really made me feel more comfortable with my home purchase. Thank you, Russ!
Russ is very thorough and finds every little detail. Very honest inspector and I can rest assured knowing my home was inspected by him.
We had an excellent experience with our home inspector. He was professional, thorough, and took the time to explain everything clearly. The inspection was very detailed, and the report was easy to understand with helpful photos and recommendations. He identified issues that could have easily been missed and gave us confidence in our home purchase. I highly recommend his services to anyone looking for a knowledgeable and trustworthy home inspector. Thank you for the outstanding work!
Russ did a fabulous job inspecting our home. Not only was he thorough and professional, but he offered supportive follow-up via an in-depth 2-year maintenance calendar. He is a very clear communicator, very honest. Since living in the house, our experience noticing small quirks or repair items in the home matches Russ's inspection notes perfectly. Don't hesitate to work with him!
Russ did an 11 month warranty inspection for me and was incredibly thorough. He found over 50 items that needed to be addressed before the builder's warranty expired. What I appreciated most is that he actually listened to the concerns I raised and took the time to look into them. The report he gave was detailed and easy to follow, which made it simple to pass along to the builder. If you're looking for a home inspector who's meticulous and genuinely looks out for his clients, I would highly recommend Trusted Home Inspections.
Russ was AMAZING! Super thorough, responsive and gave us so much detail. The seller had done a pre-inspection and Russ did one for us as the seller. No comparison. We felt so confident going into negotiations and understanding everything. Hire Russ. You won't regret it.
Russ was great to work with! Timely, efficient and very easy to ask questions along the way. At the end of this inspection he answered all our questions without making us feel rushed! He made the whole process super easy and straightforward. Thank you!
A thorough and professional inspection. Russ answered all of my questions and made me feel confident about decisions that were required.
Super thorough and kind. Feel good with their assessment and feedback.
Russ is thorough, kind, and wants what is best for his customers. Highly recommend!
Excellent work, I am very pleased!!!
Thorough inspection and timely report
Common Questions
Beaverton Home Inspection FAQs
Questions buyers in Beaverton and Washington County ask most before booking.
Beaverton home inspections start at $395 for homes up to 1,000 sq ft and scale by square footage up to $845 for homes up to 5,000 sq ft. Most Beaverton homes fall in the $445 to $645 range. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
Polybutylene is a gray plastic supply pipe used widely in residential construction from the late 1970s through the mid-1990s. It fails from chlorine degradation over time, often with minimal warning before a full pipe failure. It's particularly prevalent in Beaverton and Washington County homes from this era. Most homeowner insurance carriers either decline coverage on homes with polybutylene or require replacement before issuing a policy. Full replumb typically runs $8,000 to $18,000 depending on home size.
Yes. Washington County carries elevated radon designation for the Portland metro area. Radon levels vary significantly from property to property, the only way to know your specific home's level is to test it. Adding radon testing costs $150 at the time of inspection. Standalone testing is $225. If levels exceed the EPA action threshold of 4 pCi/L, mitigation systems typically cost $800 to $1,500 and are typically effective.
Yes. A 2005 home in Beaverton is now about 20 years old, old enough for roof systems to be approaching end of life, CPVC plumbing to be in the embrittlement window, HVAC equipment to be aging, and drainage grading to have shifted. Surface maintenance says nothing about the condition of systems inside walls and below the floor. A visual inspection can't see inside walls either, but it does cover the accessible attic and crawlspace and notes signs that point to hidden problems.
Yes. New construction inspections in Beaverton regularly find grading that directs water toward the foundation, HVAC installation defects, improper flashing at windows and doors, and insulation gaps in attics. Municipal inspectors check code compliance at specific construction phases. They don't evaluate the finished home. These are usually the builder's responsibility before you close, and a written report documents them. We also offer an 11-month warranty inspection for buyers who want to catch issues before the builder warranty expires.
Thermal imaging is included at no extra charge on every inspection. In Washington County's clay-soil drainage environment, the infrared camera often shows temperature differences that can point to moisture intrusion, insulation gaps, and electrical anomalies that are invisible to the naked eye. Learn more about thermal imaging.
Yes. Condo inspections are interior-only, we inspect the unit itself, covering built-in appliances, HVAC, plumbing fixtures, electrical panel, windows, doors, balcony, and the accessible components within the unit boundary. Building common systems and shared exterior are not included. Thermal imaging is included at no extra charge. Condo inspections start at $295 for units up to 1,000 square feet. See full pricing.
Certified Master Inspector® (CMI®) is a board-certified designation from the Master Inspector Certification Board. To qualify, an inspector needs at least three years in the inspection business, 1,000 or more fee-paid inspections and hours of training and education combined, completed professional education, agreement to the board's code of ethics, and consent to periodic criminal background checks. Russ is Oregon City's only Certified Master Inspector® with 10+ years of home inspection experience and 100+ inspectors trained, serving Beaverton and all of Washington County. Learn more about the CMI® designation.
Yes. Trusted Home Inspections is veteran-owned and takes 10% off the inspection fee for veterans, active duty, reservists, National Guard members, and military families. Mention your service when you book. See full details at trustedhome.org/military-discount.
Your report is delivered through Spectora with high-resolution photos of every significant finding, severity ratings, and plain-language explanations. The priority is accuracy and detail. Most reports go out the same day. After you receive your report, call or text with any questions. Unlimited follow-up is included.
Where We Inspect
Serving Portland Metro & Southwest Washington
Available 7 days a week. No travel fee within 40 miles of Oregon City, and $50 past that. Not sure if we cover your area? Just call.
Oregon Certified
OCHI Lic. #1898
Washington Licensed
DOL Lic. #1856
Multnomah County home inspections. Portland and the rest of Multnomah County are full of older housing stock, including 1920s craftsman bungalows in SE Portland, Pearl District lofts, and mid-century homes in NE Portland. Older homes mean knob-and-tube wiring, cast iron drains, and aging foundations. I’ve inspected hundreds of homes across Multnomah County and know what to look for in each neighborhood.
Clackamas County home inspections. Clackamas County is home base for me. Oregon City, Lake Oswego, West Linn, and Happy Valley are where I do most of my work. EPA rates Clackamas County as Radon Zone 3, but individual homes still test high, so radon testing belongs on every Clackamas County home inspection. I know the local builders, the common defects, and the soil conditions that drive moisture problems in this part of the metro.
Washington County home inspections. Beaverton, Hillsboro, Tigard, and Tualatin are growing fast, with new construction next to homes from the 70s and 80s. Washington County home inspections often catch builder-grade shortcuts in newer subdivisions and aging mechanical systems in established neighborhoods. The wet Tualatin Valley climate also makes moisture intrusion and crawlspace issues more common than buyers expect.
Clark County home inspections in Southwest Washington. Vancouver, Camas, Washougal, and Battle Ground sit just across the Columbia River, and I’m licensed in Washington (DOL #1856) to inspect them. Clark County home inspections come with their own quirks: hillside foundations in Camas, manufactured homes in outlying areas, and the same wet Pacific Northwest climate that drives moisture and mold concerns. Same standards I apply on the Oregon side, no extra travel fee.
Don’t see your city? We likely cover it.
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