Portland Home Inspection by a Certified Master Inspector®
You're about to make the biggest purchase of your life. You deserve an inspector who treats it that way — not someone rushing a checklist. Russ Motyko brings 12 years of construction experience and the highest credential in the industry to every single inspection.
Free Thermal Imaging
Certified Master Inspector®
OR Lic. #1898 · WA Lic. #1856
2,000+ Inspections Completed
Available 7 Days a Week
CMI® · Veteran-Owned · 5.0 Stars · OR #1898 · WA #1856
5.0 Stars on Google & Yelp
Certified Master Inspector®
12 Years Construction Experience
Free Thermal Imaging on Every Inspection
Available 7 Days a Week
Complete System Evaluation
Every System. Every Accessible Component.
A thorough 2–4 hour evaluation — not a drive-by. We follow Oregon OAR 812-008 standards and go beyond them, documenting every finding with photos and plain-language explanations.
Roof & Exterior
Roofing material condition & lifespan
Flashing, gutters & downspouts
Moss, algae & moisture retention
Siding, trim, caulking & paint
Grading, drainage & walkways
Electrical
Main panel & sub-panels
Federal Pacific & Zinsco ID
GFCI & AFCI protection gaps
Aluminum branch circuit wiring
Outlets, switches & fixtures
Plumbing
Galvanized, CPVC & copper pipe ID
Water heater age, condition & safety
Supply lines, fixtures & drains
Polybutylene identification
Water pressure testing
HVAC
Furnace age & heat exchanger
Heat pumps & central AC
Ductwork & air distribution
Combustion air & exhaust venting
Thermostat operation
Foundation & Structure
Foundation type, cracks & settlement
Crawlspace moisture & vapor barriers
Structural framing & floor systems
Basement water intrusion evidence
Clay soil movement indicators
Interior
Walls, ceilings & floor coverings
Windows, doors & hardware
Attic insulation & ventilation
Built-in appliances
Garage doors, openers & safety
Life Safety
Smoke & CO detector placement
Handrails, guardrails & stairs
Egress windows in sleeping rooms
Fireplace & chimney condition
Garage-to-living fire separation
Thermal Imaging
Hidden moisture behind walls
Missing or compressed insulation
Electrical hot spots & overloads
HVAC duct leaks & airflow loss
Attic condensation patterns
100+
Items evaluated on every inspectionOregon OAR 812-008 standards — and beyond. Every finding documented with photos, severity rating, and plain-language explanation. No surprises after closing.
12 years inspecting Portland-area homes means Russ knows exactly where local houses hide problems — issues that a generalist or out-of-area inspector would walk right past.
Moisture & Mold
Portland gets 40+ inches of rain per year. Moisture is the region's top inspection finding — and it hides in places buyers never think to look.
Crawlspace moisture levels & vapor barriers
Attic condensation from poor ventilation
Hidden moisture behind walls via thermal camera
Roof moss indicating trapped moisture
Foundation grading & surface drainage
Electrical Hazards
Portland's pre-1990 housing stock has electrical systems that were acceptable when installed — and are now known safety and fire risks.
Federal Pacific Stab-Lok panels (known fire risk)
Aluminum branch circuit wiring
Knob-and-tube in pre-1950s homes
Missing GFCI protection in wet areas
Undersized panels for modern electrical loads
Foundation & Soil
Portland's clay-heavy soils expand in winter and shrink in summer — creating ongoing foundation stress that shows up slowly, then suddenly.
Clay soil settlement & lateral movement
Stair-step cracking in masonry foundations
Underground oil tank indicators (common pre-1980)
Basement water intrusion patterns
Seismic anchoring of water heaters & structure
Aging Plumbing
Much of Portland's 1960–1990 housing stock has plumbing at or near end-of-life. Catching this early puts buyers in a strong negotiating position.
Galvanized steel pipes (50-year lifespan)
CPVC brittleness in 1980s–90s construction
Polybutylene pipe (recall-level failure history)
Water heater age vs. remaining service life
Slow drains indicating aging cast iron
Included on Every Inspection — No Extra Charge
Free Thermal Imaging. Other Inspectors Charge $100–$200 for This.
An infrared camera sees what the naked eye can't — moisture behind walls, missing insulation, overloaded circuits. Every Trusted Home Inspections client gets this at no extra cost, because every buyer deserves the full picture.
Hidden moisture intrusion behind walls and ceilings
Your report is your negotiating tool. It needs to be clear, complete, and credible enough to hand to a seller's agent. Here's what every inspection report includes.
Plain-Language Findings
Every item written for a first-time buyer — not a contractor. You'll know what it means, why it matters, and what to do about it.
Photos on Every Finding
Every significant issue photographed. Visual documentation your agent can hand to the seller's agent to back up repair requests.
Severity-Rated Findings
Safety hazards, major defects, maintenance items, and informational notes — clearly separated so you know exactly what to prioritize.
Unlimited Follow-Up
Questions after reading the report? Call, text, or email anytime. You're not on your own after the inspection is done.
See a Real Report
Click the image to browse a full sample inspection report — exactly what you receive after your inspection.
The whole point is to make this easy so you can focus on your transaction, not the logistics.
1
Book Online or Call
Schedule in minutes at trustedhome.org/scheduler or call (971) 202-1311. Available 7 days a week — we can usually accommodate same-week requests.
2
Attend the Inspection
Join Russ for the final 30 minutes of the inspection for a hands-on walkthrough. You'll see the findings firsthand and get the clarity you need to buy with confidence.
3
Receive Your Report
A comprehensive digital report with photos, thermal images, and severity-rated findings. Crafted for accuracy and clarity. Your agent gets a copy too.
4
Negotiate with Leverage
Use your findings to request repairs, a price reduction, or closing credits — or walk away if the problems are severe. Either way, you made the right call.
5.0 stars across Google and Yelp. From first-time buyers to seasoned investors.
★★★★★
"Russ found moisture behind the master bath wall that nobody else would have caught. That finding alone saved us from a massive mold remediation bill after closing. His thermal camera is worth the price of the inspection on its own."
EK
Elena K.
Portland, OR
★★★★★
"First-time buyer here — I was nervous about the whole process. Russ walked me through every finding, explained what was serious vs. normal wear, and answered every question without making me feel rushed. I left feeling completely confident."
GP
Greg P.
Lake Oswego, OR
★★★★★
"Russ's report was the most thorough I've seen in 15 years of real estate. My clients got a $14,000 repair credit based on his findings. He's the only inspector I refer, and my clients always thank me for the recommendation."
SM
Sarah M., Realtor
Portland Metro
5.0
★★★★★ Average RatingAcross Google and Yelp · Portland Metro & SW Washington
Google
Yelp
Transparent Flat-Rate Pricing
No Surprises. No Upsells.
Priced by square footage alone. Thermal imaging on every inspection at no extra charge — because it's part of doing the job right.
Home SizePrice
Up to 1,500 sq ft$395
1,501–2,000 sq ft$445
2,001–2,500 sq ft$495
2,501–3,000 sq ft$545
3,001–3,500 sq ft$595
3,501–4,000 sq ft$645
4,001–5,000 sq ft$695–$745
Free Thermal Imaging IncludedEvery inspection. No extra charge. Other inspectors charge $100–$200 for this.
Wood-destroying organisms · often required in OR transactions
$75
Military Discount
Active duty, veterans & immediate family — see details
Ask Us
Common Questions
Frequently Asked Questions
Answers to what Portland homebuyers ask us most before booking.
Most inspections run 2–4 hours depending on the size and age of the home. Older homes and larger properties take longer. We never rush — if something needs a closer look, it gets one.
Yes — we strongly encourage it. Being there lets you see findings firsthand, ask questions in real time, and leave with far more understanding than reading the report alone gives you. First-time buyers especially benefit from attending.
Your report is delivered digitally via Spectora. We focus on accuracy and thorough documentation — every finding is carefully written up with photos and explanations. Your real estate agent receives a copy automatically.
Finding issues is the whole point. A detailed report gives you options: request repairs, negotiate a price reduction, ask for a closing credit, or walk away if the problems are too severe. The inspection puts that leverage in your hands — not the seller's.
Yes. New construction inspections are just as important — builders make mistakes and subcontractors cut corners even on brand-new homes. We offer phase inspections during construction and final walk-through inspections. Learn more about new construction inspections.
Clackamas County is EPA Radon Zone 1 — the highest risk level. We recommend radon testing for any home in the Portland metro area, especially in Oregon City, Lake Oswego, and West Linn. Add it to your inspection for $150.
We serve the Portland metro and SW Washington within approximately 25 miles — including Oregon City, Lake Oswego, Beaverton, Hillsboro, Gresham, Tigard, West Linn, Tualatin, Happy Valley, Vancouver WA, Camas, and more. View all service areas.
The Certified Master Inspector® (CMI®) designation is the highest credential in the home inspection industry. It requires a minimum of 1,000 fee-paid inspections plus rigorous testing — fewer than 1% of inspectors hold it. Russ is one of the only CMI® credential holders serving the Portland area. Learn more about Russ's background.
Portland's Top-Rated Home Inspector
Don't Close Until You Know Exactly What You're Buying
2,000+ inspections. 5.0 stars. The highest credential in the industry. Russ Motyko gives Portland buyers the information, confidence, and leverage they need to make the right decision.
