Camas Homes Span 70 Years of Construction. Your Inspector Should Know Every Era.

From craftsman homes in historic downtown Camas to new builds east of town, the housing stock here covers a lot of ground. Crawlspace moisture, hillside drainage, and new construction defects are the patterns that show up most. As a Certified Master Inspector® with 10+ years of inspection experience and 12 years as a Licensed Contractor, Russ is dual-licensed in Washington and Oregon and serves Camas seven days a week.

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Camas Housing Market

$860,500
Median sale price
101 days
Median days on market
50
Homes sold last month
132
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center

Camas Know-How

These Homes Have History. So Do I.

A Camas Washington home representative of the Clark County housing stock Russ inspects
Camas, Washington

Camas has a housing stock that doesn't fit neatly into one era. Downtown and Prune Hill have homes from the 1940s through 1970s, with the mechanical and electrical systems to match. East of town, you hit 1990s and 2000s subdivisions where CPVC plumbing is aging and roofs are at the end of their service life. Then there's the new construction pushing out toward Lacamas Lake and beyond. Three distinct inspection profiles, all inside the same city limits.

Not only do I have 10 years of inspector experience, I worked as a Licensed General Contractor for 12. My specialty was difficult and high-end framing, but I've replaced roofs, run wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors. That background is what lets me read a home the way a builder does and spot what they got wrong.

When I walk a crawlspace in an older Camas home, I'm checking more than just vapor barriers. I'm looking at how the framing responded to 50 years of Clark County rainfall, whether the subfloor has any rot the seller painted over, and whether the HVAC penetrations into the crawlspace are sealed the way they should be. Those aren't checklist items. They're things you find when you know what to look for.

I hold Certified Master Inspector® certification (top 3% of the industry), Washington DOL license #1856, and Oregon OCHI license #1898. Every inspection includes free thermal imaging. And I'm one of the few inspectors who holds both licenses, so buyers comparing homes on both sides of the river don't have to switch inspectors.

Know What You Are Buying

Camas Homes by Construction Era

The age of a home tells you a lot about what the inspection will find. Camas covers a wide range, from mid-century homes near downtown to new construction on the city's east side. Here's what buyers typically encounter by era.

Pre-1965 Homes

The oldest homes in Camas sit near downtown and along the established streets of the original townsite. Many were built to house workers tied to the Crown Zellerbach paper mill, which shaped the city's early residential character. These are craftsman and ranch-style homes with real wood framing and character, but they're also carrying 60-plus years of deferred maintenance and patchwork updates.

Galvanized steel supply pipes are common in this era. After six decades underground, the internal diameter is often reduced by scale and corrosion, water pressure drops, and discoloration at fixtures is a regular finding. Full repipe runs $10,000 to $25,000 depending on size. Cast iron drain lines have been in the ground just as long and warrant a sewer scope. Electrical systems from this period often reflect decades of owner updates that don't always meet current code.

Clark County's wet climate is hard on older foundations. Crawlspace moisture, wood rot at sill plates, and outdated vapor barriers are consistent findings in pre-1965 Camas homes. These aren't deal-breakers, but they're expensive surprises if you don't know they're there.

Common findings in pre-1965 homes
Galvanized steel supply pipes
Corroded internally. Restricted flow and discoloration common. Replacement $10,000 to $25,000.
Cast iron drain lines
60-plus years underground. Scale, joint seepage, and root intrusion are consistent findings. Sewer scope essential.
Crawlspace moisture and wood rot
Older foundations without modern waterproofing manage decades of Clark County rainfall poorly. Sill plate rot is common.
Patchwork electrical updates
Multiple decades of owner updates. Original wiring behind walls often hasn't kept pace with updated panels.
Roofs at or past service life
Often re-roofed once or twice. Moss growth and granule loss accelerated by Pacific NW climate. Age and remaining life documented.

1965–1985 Homes

Camas saw steady residential growth during this period, with neighborhoods expanding around Prune Hill and along the main corridors east of downtown. Ranch-style homes and early split-levels dominate this era. The construction quality varies, and the systems are now 40 to 60 years old. These homes look solid until you start looking at what's behind the walls and under the floors.

Federal Pacific and Zinsco electrical panels are common findings in homes from this period. Both have documented safety concerns and insurance carriers frequently flag or decline coverage on homes with them. Polybutylene plumbing was also used in some Clark County new construction from the late 1970s through the mid-1990s. It degrades with chlorine exposure and can fail at fittings without warning. I check for it on every inspection in this era.

Hillside lots in this part of Camas also have foundation drainage issues that have been building for decades. Older crawlspace drainage setups were not designed for today's understanding of moisture management, and the Clark County climate tests them every winter.

Common findings in 1965–1985 homes
Federal Pacific and Zinsco panels
Documented safety concerns. Insurance carriers frequently flag or decline coverage on homes with these panels.
Polybutylene plumbing (where present)
Found in homes built or remodeled late 1970s through mid-1990s. Degrades with chlorine exposure. Failure at fittings without warning.
Crawlspace drainage failures
Older drainage setups on hillside Camas lots accumulate decades of moisture damage. Vapor barriers and subfloor condition checked on every inspection.
Undersized electrical service
60-amp and 100-amp service common in this era. Modern loads often exceed original panel capacity.
Roof at or near end of service life
Pacific NW moss growth and constant rain accelerate wear. Re-roofing cost $10,000 to $20,000.

1985–2005 Homes

This is the era where most of Camas's suburban neighborhoods took shape. Lacamas Shores, neighborhoods along Leadbetter Road, and the subdivisions east of the downtown core all largely developed during this window. These homes are now 20 to 40 years old and have entered the maintenance phase every house eventually reaches. They look solid. The systems that were new in 1998 are aging on schedule.

Roofs from the early 2000s are at or near the end of their expected 25-year service life. Sealants around windows and doors have dried and cracked, which in Clark County's wet climate means moisture is finding its way into wall assemblies. CPVC plumbing, used widely in Pacific Northwest new construction from about 1995 to 2005, becomes brittle with age, especially near heat sources. I look closely at every CPVC installation for cracking at fittings and improper support. Wood composite siding from the 1990s is another common finding, failing from the bottom up when the bottom course stays wet.

Common findings in 1985–2005 homes
CPVC plumbing brittleness
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign.
Composite wood siding failure
1990s hardboard and wood-fiber siding absorbs moisture in wet climates. Fails from the bottom up. Common in Clark County homes from this era.
Roofs at or beyond service life
25-year shingles from 1998 to 2003 are past expected lifespan. Replacement $10,000 to $20,000.
Window and door sealant failure
Dried caulk and failed flashing at windows allows moisture into wall assemblies that look fine from the outside. Thermal imaging catches it.
Deck ledger connection deficiencies
A common code-era deficiency in homes with attached decks from this period.

Camas Hillside and New Construction

Active development continues on Camas's east side and hillside areas above town. Buyers in new construction sometimes assume that a brand-new home doesn't need an independent inspection. That assumption is expensive when it turns out to be wrong. City code inspections check minimum standards at specific construction phases. They don't evaluate the finished home, and the inspector who stamped the framing isn't the same person evaluating whether your HVAC ductwork is sealed.

New construction in Camas regularly turns up grading that sends water toward the foundation on freshly disturbed hillside lots, HVAC installation defects, flashing errors at windows and doors, and attic insulation gaps. These are all the builder's responsibility before you close, but only if you have a written inspection report documenting them.

The 11-month warranty inspection is designed for buyers who want to catch 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
Hillside lots with disturbed soil often drain toward the house. One of the most common and expensive post-close findings in new Camas builds.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems found regularly in new builds.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies that look fine from the outside. Clark County rainfall makes this a real issue.
Insulation and ventilation gaps in attic
Thermal imaging finds these. Invisible to the eye and covered by builder warranty if caught in time.
Radon (yes, even in new homes)
Clark County soil produces radon regardless of home age. Passive mitigation systems require testing to confirm they work.
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.

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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

Camas Area by Area

Each part of Camas has its own housing age, terrain, and inspection focus. Here is what buyers typically encounter in each area.

Downtown Camas
1940s – 1960s

The oldest residential blocks in Camas. Craftsman bungalows and post-war homes on smaller lots, many with original character intact. Galvanized supply pipes, cast iron drains, aging electrical, and crawlspace moisture are the consistent findings. These homes reward buyers who do their homework before closing. A sewer scope is almost always worth adding here.

Prune Hill
1960s – 1990s

One of Camas's most established neighborhoods, with homes covering three decades of construction. The hillside elevation creates drainage patterns that need to be evaluated on every lot. Older homes here have panel and plumbing issues common to the era. Homes from the late 1980s and early 1990s may have polybutylene plumbing or composite wood siding that has been failing quietly for years.

Lacamas Shores
1990s – 2000s

A planned community adjacent to Lacamas Lake, with larger homes and mature landscaping. Most homes are now 20 to 30 years old and have hit the maintenance window where roofing, plumbing, and mechanical systems all need attention at roughly the same time. HOA governance here means some deferred maintenance gets shared, but the inspection covers only the individual home.

East Camas Subdivisions
2000s – 2010s

Newer suburban developments east of the downtown core. Homes from this period have CPVC plumbing and roofs approaching or at the end of their 25-year service life. Composite siding from the early 2000s is a recurring finding. The grading on these lots was established during construction and in some cases has shifted over time, sending water toward foundations.

Camas Hillside & New Construction
2010s – present

Active development on Camas's hillside areas and eastern edge. These are among the newest homes in Clark County, but new doesn't mean defect-free. Grading on disturbed hillside lots, HVAC installation quality, flashing at windows and doors, and attic insulation are the main areas to check. The 11-month warranty inspection is especially relevant for buyers closing on homes here.

Washougal Adjacent
Mixed eras

Properties on Camas's eastern edge that border Washougal share similar soil conditions and terrain. Larger lots, some with outbuildings or acreage. The inspection covers the main home and any included outbuildings. Properties with well or septic systems require separate specialist evaluations for those components.

Clark County Risk Factors

What Makes Camas Homes Different to Inspect

Camas's hillside terrain, wet climate, and active development create inspection concerns that are specific to this part of SW Washington.

Crawlspace Moisture

Clark County averages over 40 inches of rain per year. Older Camas homes with inadequate vapor barriers, poor crawlspace ventilation, or failed drainage accumulate moisture damage over decades. It shows up as wood rot at sill plates, high humidity readings, and mold growth on floor joists. I enter every crawlspace and use thermal imaging to find what a visual check alone misses. The cost of remediating a severe moisture problem ranges from a few thousand dollars for vapor barrier replacement to tens of thousands when structural wood is involved.

Consistent finding across all Camas eras

Hillside Drainage

A significant portion of Camas sits on elevated terrain. Hillside lots create drainage patterns that flat lots don't have. Negative grading pushes water toward foundations instead of away from them. Downspouts that discharge too close to the house saturate the soil against stem walls. On lots where the land has been graded or disturbed by recent development, those patterns can take years to become visible. I document grading, downspout extensions, window well drainage, and surface slope on every inspection regardless of home age.

Common on Prune Hill and east side lots

Radon in Clark County

Clark County has measurable radon activity. Radon is a colorless, odorless gas that seeps into homes through foundation cracks, crawlspace openings, and soil contact. It's the second-leading cause of lung cancer in the U.S. Homes with crawlspaces or basements are more susceptible, and levels vary by soil type, foundation design, and ventilation. Your neighbor's test result doesn't predict yours. The EPA recommends testing every home before purchase, and I recommend adding radon testing to every Camas inspection. At $150, it's one of the lower-cost decisions with some of the highest consequences if skipped.

Recommended for all Clark County buyers
Full Scope Inspection

Everything We Check in a Camas Home

Every inspection covers all 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.

Free Thermal Imaging on Every Camas Inspection

In Camas crawlspaces, thermal imaging finds moisture intrusion and wood rot that a visual check alone misses. In newer builds, it catches HVAC leaks, insulation gaps, and moisture behind walls that look fine from the outside. Included at no extra charge because Clark County's climate makes it necessary, not optional.

Learn More →
Clark County Radon Risk

Radon Testing in Camas

Clark County has measurable radon activity, and the EPA recommends testing any home before purchase. 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.

Homes with crawlspaces or basements are more susceptible, but radon levels vary based on soil type, foundation design, and ventilation. Your neighbor's result doesn't tell you anything about your home. New construction isn't exempt either. Builder-installed passive mitigation systems can fail, and radon levels shift seasonally. Every home needs its own test.

We recommend radon testing on every Camas inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. That's a reasonable item to address before closing. It's much harder to resolve after.

Learn About Radon Testing →
Radon facts for Camas buyers
#2
Second-leading cause of lung cancer in the U.S. After smoking. Responsible for about 21,000 deaths per year nationally.
1 in 4
Portland metro homes test above EPA action level County designations show elevated risk. Individual testing is the only way to know.
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 $195. Add it at booking and save $45.

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Common Questions

Camas Home Inspection FAQs

Questions buyers in Camas and Clark County ask most before booking.

Camas home inspections start at $395 for homes up to 1,000 sq ft and scale by square footage up to $795 for homes up to 5,000 sq ft. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
Yes. New construction inspection is one of the most important services for Camas buyers. City code inspections check minimum standards at specific construction phases. They don't evaluate the finished home. Inspections on new Camas builds regularly find grading that directs water toward the foundation, HVAC installation defects, improper flashing at windows and doors, and insulation gaps in attics. These are all the builder's responsibility before you close, but only if you have a written inspection report documenting them. We also offer an 11-month warranty inspection for buyers who want to catch issues before their builder warranty expires.
Yes. Clark County has measurable radon activity, and the EPA recommends testing any home before purchase. Homes with crawlspaces or basements are more susceptible. Radon levels vary by soil type and foundation, so your neighbor's result doesn't predict yours. Radon testing is $150 when added to your inspection. Standalone testing is $195.
An 11-month warranty inspection documents construction defects before your builder's one-year warranty expires. Most new home builders in Camas include a one-year workmanship warranty. Defects found after that window become your expense. Schedule around the 10-month mark to have enough time to submit claims before the deadline. Learn more about 11-month warranty inspections.
Washington and Oregon have separate licensing requirements and different standards of practice. Russ holds active licenses in both states, Washington DOL #1856 and Oregon OCHI #1898, and follows the appropriate standards for each. Buyers on both sides of the river receive the same detailed Spectora report and the same level of inspection. You don't need a different inspector if you're comparing homes in Camas and Portland.
Most Camas home inspections take 2.5 to 4 hours depending on the size, age, and condition of the home. Older homes near downtown or on Prune Hill often run longer because older systems take more time to evaluate thoroughly. Newer builds on the east side or hillside areas tend to run toward the middle of that range. You're welcome to attend the entire inspection or join for the walkthrough at the end.
Thermal imaging is included at no extra charge on every inspection. Competitors in the Portland-Vancouver metro typically charge $150 to $250 for this as a separate add-on. Russ includes it because the infrared camera consistently finds crawlspace moisture, insulation gaps, and moisture intrusion that are invisible to the naked eye. In Camas specifically, it's one of the most useful tools in the kit. Learn more about thermal imaging.
The Certified Master Inspector® (CMI®) designation is the highest credential in the home inspection profession, held by the top 3% of the inspection industry. It requires a verified track record of completed inspections, education, and peer review. Russ is Oregon City's only Certified Master Inspector® with 10+ years of home inspection experience and 100+ inspectors trained, serving Camas and all of Clark County. Learn more about the CMI® designation.
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.
Yes. Trusted Home Inspections is veteran-owned and offers a 10% military discount 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.

Where We Inspect

Serving Portland Metro & Southwest Washington

Available 7 days a week within a ~35-mile radius of Portland. Not sure if we cover your area? Just call.

~35-mile radius from Portland
Available 7 days a week
Dual-licensed OR & WA
Oregon state-licensed home inspector seal
Oregon Certified OCHI Lic. #1898
Washington state-licensed home inspector seal
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 exactly what to look for in each neighborhood.

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