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.
Clackamas County Home Inspections, From Your Oregon City Neighbor.
I live and work in Oregon City. Lake Oswego mid-century, West Linn hillside, Happy Valley new build, Sandy crawlspace, Estacada farmhouse. I've walked all of them. As Oregon City's only Certified Master Inspector® with 3,000+ inspections and hands-on work as a licensed general contractor, this is my home county and my home market.
Clackamas County Know-How
This Is My County. I Inspect Here Every Week.
Clackamas County, Oregon
Clackamas County covers more ground than most people realize. A Lake Oswego mid-century on a sloped lot. A 1995 Happy Valley spec. A farmhouse outside Molalla on five acres. A new build on the Oregon City bluff. They all need an inspection. They all need a different one. And I live right here.
Ten years of inspections, and I'm a licensed general contractor. Difficult, high-end framing is my specialty, though I've also replaced roofs, run wiring, poured concrete, waterproofed showers, set tile, hung drywall, and swapped siding and windows. In a 1968 Lake Oswego ranch that means I can follow what the original carpenter did, and then see exactly where the 1990s addition went sideways.
When I walk a Clackamas County home, the era and city set the priorities before I even open the door. In Happy Valley I'm focused on grading, drainage, and CPVC at heat sources. In Estacada it's well, septic, wood stove clearances, and outbuildings. In Lake Oswego it's hillside drainage, complex rooflines, and deferred maintenance on systems that were high-end thirty years ago.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. I am also a licensed general contractor. Every inspection includes free thermal imaging. In Clackamas County's climate, that's necessary, not optional.
Clackamas County, OR Housing Market
County-wide statistics sourced from Clackamas County, OR.
$638,571
Median sale price
39 days
Median days on market
457
Homes sold per month
1,717
Homes for sale now
Every City in the County
Clackamas County, City by City
From the urban core in Lake Oswego and Milwaukie to the rural edges in Estacada and Molalla. Each city has its own inspection priorities. Click any to read more.
Oregon City
1850s - present
The county seat and my home base. Wide range of eras from historic downtown homes near the falls to new construction on the bluff. Knob-and-tube and Federal Pacific findings in older stock, grading and CPVC concerns in new.
Lake Oswego
1960s - present, luxury stock
Mid-century and luxury homes on hillside and waterfront lots. Complex roofs, multi-zone HVAC, pools, and deferred maintenance on systems that were premium 30 years ago. Inspection depth matters here.
West Linn
1970s - present
Hillside lots and waterfront properties on the Willamette and Tualatin. Retaining wall condition, foundation drainage, and crawlspace moisture are constants here. Site grading is rarely simple in West Linn.
Happy Valley
1995 - present
One of Oregon's fastest-growing cities. Heavy new construction with grading, drainage, and CPVC concerns. 11-month warranty inspections are critical here before builder warranties run out.
Milwaukie
Post-WWII through 1970s
Post-WWII housing stock with consistent findings: galvanized plumbing, aging electrical panels, original windows, and crawlspace moisture. Buried oil tank checks every time on pre-1990 homes.
Gladstone
1950s - 1980s
One of the county's older small cities. Crawlspace moisture, oil tank concerns, and aging electrical are common findings. Federal Pacific Stab-Lok panels still in service in mid-century homes here.
Clackamas
1970s - 2000s
Unincorporated community with a mix of ranch-style homes and newer subdivision development. Aluminum wiring in older stock, EIFS siding concerns on newer mid-90s and early-2000s builds.
Damascus
Mixed eras, rural
Transitional area between suburban and rural. Both older properties and new development. Grading on newer lots, well and septic on older parcels. Radon testing on all of it.
Canby
Mixed, agricultural fringe
Small-city feel with a mix of older in-town homes and newer subdivisions on the agricultural fringe. Manufactured homes, outbuildings (an add-on), and acreage parcels are all common here.
Sandy
Mixed, foothills climate
Gateway to Mt. Hood at 1,000 feet elevation. Rural homes, 1990s subdivisions, and newer outer-edge development. Wood stoves, crawlspace moisture, and well/septic are constant focus areas.
Estacada
Rural, mixed eras
Rural community along the Clackamas River. Older farmhouses, well and septic, wood heat, and outbuildings are the norm. Wildfire risk maps apply to many parcels in and around the city.
Molalla & Wilsonville
Rural and suburban mix
Molalla is a rural small town with site-built and manufactured housing. Wilsonville is the county's southwest tech corridor with newer planned communities. Different inspection priorities, same county.
Before You Buy
Clackamas County Homes by Construction Era
Each era of construction in the county has its own materials, failure patterns, and inspection focus. Knowing which era your home falls into tells you a lot about what's coming.
Pre-1965 Homes
The county's oldest stock is concentrated in Oregon City, Milwaukie, Gladstone, Estacada, and rural parcels across the south county. Post-and-beam framing, knob-and-tube electrical, galvanized supply, cast iron drains, and foundations that predate modern seismic standards. These homes need a different inspection than anything built in the last 40 years.
Buried oil tanks are a documented liability in pre-1990 Clackamas homes and especially common in this era. We look for fill caps, vent pipes, supply line stubs, and patched concrete every time. Cast iron sewer scope is a near-universal recommendation here.
Common findings in pre-1965 Clackamas homes
Buried oil tanks
Pre-1990 Clackamas homes often used oil heat. Abandoned tanks are an insurance and disclosure liability. Cleanup $1,500 to $20,000+.
Galvanized supply pipes
60-plus years of internal corrosion. Restricted flow, discoloration. Repipe $10,000 to $25,000.
Knob-and-tube or early panels
Original wiring in some rural Estacada and Molalla farmhouses. Insurance carriers often require replacement.
Cast iron drain lines
60-plus years underground. Scale, joint seepage, root intrusion. Sewer scope essential before closing.
Unreinforced foundations
Seismic retrofitting wasn't standard. Anchor bolt presence and cripple wall bracing documented for awareness.
1965 - 1985 Homes
The county's first major subdivision wave. Split-levels and ranches in Milwaukie, Gladstone, Oregon City, and the early Sandy and Lake Oswego neighborhoods. The electrical systems from this era are the priority finding. Federal Pacific Stab-Lok and Zinsco panels appear regularly. Aluminum wiring shows up in 1965 to 1974 builds.
Polybutylene plumbing was used in some Oregon builds from late 1970s through mid-1990s. Identification before closing avoids a $10,000 to $20,000 surprise later.
Common findings in 1965 - 1985 Clackamas homes
Federal Pacific & Zinsco panels
Documented failure rates. Insurance carriers often flag or decline coverage.
Aluminum wiring (1965 - 1974)
Connection failures at outlets and switches are a fire risk if not properly addressed.
Polybutylene plumbing
Used in late 1970s and early 1990s Oregon builds. Degrades with chlorine exposure. Repipe $10,000 to $20,000.
Oil-to-gas conversions, undocumented
Common in Milwaukie and Oregon City. Missing flue lining is a combustion safety issue.
Crawlspace moisture
Minimal vapor barriers. Pacific NW rainfall keeps soil saturated October through May.
1985 - 2005 Homes
The bulk of Clackamas County's current housing stock. Subdivisions in Happy Valley, Damascus, Clackamas, Wilsonville, and outer Sandy and Canby. First-generation composition roofs from this period are often near or past their 25-to-30-year service life. CPVC plumbing can become brittle. Deck ledger connections are a frequent structural concern.
Unpermitted additions and conversions from this period are common across the county. Records gaps for unincorporated areas can be significant.
Common findings in 1985 - 2005 Clackamas homes
Roofs near or past typical service life
25-year shingles from 1995-2000 are near or past typical service life. Replacement typically $10,000 to $20,000+.
CPVC plumbing brittleness
Brittle with age. Cracks at fittings near water heaters are the warning sign.
Deck ledger and wood rot
Wet climate accelerates rot at ledger boards and post bases. A structural safety concern.
Unpermitted additions and conversions
Garage conversions and finished basements without permit documentation in Clackamas County records.
HVAC at replacement age
Mid-1990s to early-2000s furnaces and heat pumps near end of service life.
Happy Valley & New Construction
Happy Valley, the Oregon City bluff, Damascus infill, and Wilsonville growth corridors keep adding new stock. Buyers in new construction sometimes assume that a new home doesn't need an inspection. That assumption gets expensive when it turns out wrong. Code inspections check minimum standards at specific phases. They don't evaluate the finished home.
The 11-month warranty inspection is essential here. Document defects before the builder's one-year warranty expires. The clock starts at closing.
Common findings in new Clackamas construction
Grading toward foundation
Freshly disturbed lots drain toward the house before soil settles. Common in Happy Valley new builds.
HVAC installation defects
Improperly sealed ducts, disconnected vents, uncalibrated systems found regularly in new construction.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies. Wet climate makes failures show up fast.
Attic insulation and ventilation gaps
Thermal imaging can help reveal these. Often a builder warranty item if reported in time.
Radon (yes, even in new homes)
Clackamas geology produces radon regardless of home age. Passive mitigation requires testing to confirm it works.
From The Field
Recent Findings From Clackamas County Inspections
Three findings from real Clackamas inspections this season. Every report includes high-res photos, severity ratings, and repair context.
Real Inspection Photos
Common Findings in Clackamas County Homes
Real photos from Russ's inspection reports in Lake Oswego, Damascus, West Linn, and across the Portland area, showing issues common in Clackamas County homes. Every report includes photos like these.
-
An old oil furnace was left behind in this Lake Oswego crawlspace. Abandoned equipment can block access and may hold residual oil or asbestos. Underground oil tanks in older yards -
This chimney crown had cracks and wear. The crown sheds water off the chimney, so cracks can let moisture into the brick and speed up damage. What chimney crown deterioration means -
Siding and trim below this window showed moisture damage. Patterns like this often point to gaps in flashing, paint, or sealant. Fiber cement siding mistakes that cause rot -
Rust and debris in an older wood stove, with no certification label found. Wood heat is common in rural Clackamas County, so stoves get a close look. -
Branches touching a roof can scrape the surface and drop debris into gutters. Trimming them back is routine upkeep on wooded lots. What to look for on a roof -
Frass and debris along the mudsill suggest possible wood-destroying insect activity. A licensed pest inspector can confirm and treat if needed. Wood-destroying organisms in Portland homes
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.
Clackamas County Risk Factors
What Makes Clackamas Homes Different to Inspect
The county's geography, geology, and housing stock create inspection concerns that need a local eye to catch.
Radon: Test Every Home
EPA rates the county as Zone 3, but individual homes still test high. Radon is the second-leading cause of lung cancer in the U.S. The only way to know your home's level is to test. Every home, new or old, should be tested. Passive systems in new construction can fail.
County zone is an average, not your result
Buried Oil Tanks
Pre-1990 Clackamas homes commonly used oil heat. Tens of thousands of abandoned underground tanks across the county. They're a seller-disclosure issue, an insurance liability, and a potential cleanup cost in the $1,500 to $20,000+ range. We look for signs every time on pre-1990 homes.
Required DEQ disclosure
Wildfire & Hillside Risk
Estacada, parts of Sandy, and rural east county carry moderate-to-high wildfire risk on Oregon's maps. Insurance carriers are paying close attention. West Linn, Lake Oswego, and parts of Happy Valley have steep hillside lots where drainage, retaining walls, and foundation movement need their own attention. Visible conditions for both get noted when relevant.
Relevant on elevated & forested parcels
Inspection Scope
What We Check in a Clackamas County Home
Every inspection covers all major systems and accessible areas, roof to crawlspace. We physically enter attics and crawlspaces. We operate every system we can safely access.
Roof & Attic
Shingles, cedar shake, flashing, gutters, insulation, ventilation, moisture. Roof walked when safe, drone when not.
Electrical
Panel brand (FPE, Zinsco flagged), wiring type, outlets, GFCI and AFCI protection.
Plumbing
Pipe material (poly-B flagged), drains, water heater, pressure, fixtures.
HVAC
Furnace, AC, heat pump, ductwork. Wood stove and fire insert clearances included.
Foundation & Structure
Cracks, settling, retaining walls, anchor bolts, visible framing.
Crawlspace & Basement
Full physical entry. Moisture, vapor barrier, insulation, wood rot, oil-tank signs.
Interior
Walls, ceilings, floors, windows, doors, built-in appliances.
Exterior & Grading
Siding, deck, driveway, grading, drainage away from foundation.
Every Home Needs Its Own Test
Radon Testing in Clackamas County
EPA rates Clackamas County as Zone 3, but individual homes still test high. Radon is a colorless, odorless radioactive gas produced naturally by uranium breaking down in soil and rock. It seeps into homes through crawlspace soil, foundation cracks, and sump areas. Levels vary from house to house across the county.
You cannot smell or see radon. The only way to know your home's level is to test. Many buyers assume a newer home or a home with a mitigation system doesn't need testing. That assumption doesn't hold. Passive systems can fail, and levels vary by soil, foundation, and ventilation. Your neighbor's result doesn't predict yours.
We recommend radon testing on every Clackamas County inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. Reasonable to resolve before closing. Much harder after.
Learn About Radon Testing →Radon facts for Clackamas buyers
#2
Second-leading cause of lung cancer in the U.S.
After smoking. About 21,000 deaths per year nationally.
48h
Test takes 48 hours
Continuous electronic monitor placed at the start of the inspection.
$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
Clackamas County Home Inspection FAQs
Questions Clackamas County buyers ask most before booking.
Yes. Trusted Home Inspections is based in Oregon City, the county seat, and serves every community in Clackamas County. Lake Oswego, West Linn, Milwaukie, Happy Valley, Clackamas, Gladstone, Canby, Damascus, Sandy, Estacada, Molalla, Wilsonville, and surrounding unincorporated areas. Russ is available 7 days a week.
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. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
It depends on the area and era. Older Oregon City and Milwaukie homes often have galvanized plumbing, aging panels, and crawlspace moisture. Happy Valley and Damascus tend to be newer with CPVC and drainage concerns. Lake Oswego and West Linn have a mix of mid-century and luxury homes where deferred maintenance on complex systems is common. Underground oil tanks are a real concern in pre-1990s homes across the county.
Yes. Thermal imaging is included on every inspection at no extra charge. Russ uses it as a standard tool. It shows temperature differences that can point to hidden moisture, insulation gaps, and electrical hot spots. Learn more.
Yes. EPA rates Clackamas County as Zone 3, but individual homes still test high. Radon is the second leading cause of lung cancer in the US. Testing is the only way to know. Add radon testing to your inspection for $150, or book standalone for $225.
The inspection covers the home structure, systems, and components visible and accessible at the time of inspection. Septic and wells require separate specialist evaluations. Russ explains what to look for and who to contact during the walkthrough. Rural properties in Sandy, Estacada, Molalla, and Canby commonly use private utilities.
Certified Master Inspector® (CMI®) is a board-certified designation from the Master Inspector Certification Board. It requires a verified track record of completed inspections, education, and peer review. Russ Motyko is Oregon City's only CMI® with 3,000+ inspections and hands-on work as a licensed general contractor.
Most single-family inspections take 2.5 to 4 hours depending on size, age, and complexity. Larger Lake Oswego and West Linn homes with pools, finished basements, or detached structures may run longer. The inspection is not rushed.
Reports are delivered digitally through Spectora with photos, video, severity ratings, and plain-language explanations for every finding. Most reports go out the same day. Unlimited follow-up is included.
Yes. Trusted Home Inspections is veteran-owned. 10% off the inspection fee (code MILITARY10) for veterans, active duty, reservists, National Guard, and military families. 10% off the inspection fee (code RESPOND10) for police, fire, EMTs, paramedics, dispatchers, active or retired.
About the Inspector
Inspected and Written by Russ Motyko, CMI®
Oregon CMI®, License #1898
Russ is Oregon City's only Certified Master Inspector® and licensed general contractor. He has completed more than 3,000 inspections across the Portland metro and SW Washington. Bilingual in English and Russian, a U.S. Army Reserve Noncommissioned Officer, and owner of Trusted Home Inspections.
Credentials: Certified Master Inspector®, Oregon OCHI License #1898, Washington DOL License #1856, Oregon CCB #254518. Has trained 100+ inspectors and taught Washington State home inspection courses.
Why this page exists: Clackamas County is Russ's home county. He lives in Oregon City and inspects somewhere in the county nearly every working day. This page is written and maintained by the inspector who actually does the work, not by an agency.
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.
View All Service AreasReady to Schedule Your Clackamas County Inspection?
Available 7 days a week. Online booking open 24/7. From Lake Oswego to Molalla, you get Russ.