Clark County WA Home Inspections, From a Dual-Licensed CMI® Who Crosses the River Every Week.

Not every Oregon-based inspector holds a Washington license. I do. WA #1856 alongside OR #1898. Hazel Dell ranch from 1967. Camas hillside contemporary from 2015. Ridgefield new build from last year. Different homes, same county, same inspector. As a Certified Master Inspector® with 2,400+ inspections and 12 years of contractor experience, I know what Clark County's housing stock leaves behind.

(971) 202-1311 Schedule Your Inspection →
Russ Motyko, dual-licensed CMI inspecting a home in Clark County Washington
2,400+
Inspections in Oregon & Washington
5.0★
Google & Yelp Rating

Clark County, WA Know-How

Washington State Licensed. Trained Washington Inspectors.

A representative Clark County Washington home Russ inspects
Clark County, Washington

Clark County grew faster than the rest of SW Washington for one simple reason: no state income tax. That growth compressed decades of housing into overlapping neighborhoods. A 1962 Hazel Dell rambler and a 2024 Ridgefield spec home can sit half a mile apart. Each one needs a different inspection mindset. And whoever inspects them in Washington needs to carry a Washington license.

Not only do I have 10 years of inspector experience and a Washington State license, I also worked as a Contractor for 12 years and have taught Washington State home inspection courses. My specialty was difficult and high-end framing. But I've also replaced roofs, ran wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors.

When I walk a Clark County home, the era and city set the priorities. Older Hazel Dell and Orchards get aluminum wiring, galvanized plumbing, and oil tank checks. Camas hillside contemporary gets foundation drainage, complex rooflines, and EIFS scrutiny. Ridgefield new build gets grading, attic insulation, and warranty-window documentation. La Center and Brush Prairie get well, septic, wood stoves, and outbuildings.

I hold Certified Master Inspector® certification (top 3% of the industry), Washington DOL license #1856, Oregon OCHI license #1898, and CCB #254518. Every inspection includes free thermal imaging. In the Vancouver-Camas climate, that's standard equipment.

Clark County, WA Housing Market

County-wide statistics sourced from Clark County, WA.
$560,000
Median sale price
33 days
Median days on market
533
Homes sold last month
1,426
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center
Every Community in the County

Clark County, City by City

From dense Vancouver suburbs just across the Columbia to rural La Center at the north county line. Each community has its own profile. Click any to read more.

Vancouver
All eras

Clark County's largest city with one of the widest housing-era ranges in SW Washington. Historic neighborhoods, mid-century stock, and significant new infill. Inspection priorities shift block by block.
Hazel Dell
1950s – 1970s heavy

Dense unincorporated suburb with concentration of 1950s through 1970s ranches. Aluminum wiring, galvanized plumbing, Federal Pacific panels, and buried oil tanks are constants. One of the highest-volume inspection areas in the county.
Orchards
Post-war through mid-century

Established unincorporated community with post-war and mid-century homes. Crawlspace moisture, deferred maintenance, and aging systems are frequent findings.
Salmon Creek
1990s – 2010s

Newer suburban growth corridor. 1990s and 2000s homes with grading and drainage issues on maturing lots. CPVC and EIFS concerns common.
Battle Ground
Mixed, growing fast

Fast-growing small city with older in-town homes and newer subdivisions on the rural fringe. Well and septic common on larger lots. Mix of older stock and new construction in close proximity.
Five Corners
1970s – 1990s

Suburban unincorporated area between Vancouver and Battle Ground. Mix of 1970s through 1990s construction with varied maintenance histories. Polybutylene plumbing in some 80s and early-90s stock.
Camas
Historic + high-end new

Desirable Columbia Gorge community. Historic downtown homes and newer high-end hillside development. Complex rooflines, multi-zone HVAC, hillside drainage, and pool inspections all common.
Washougal
Mixed eras

Gorge community with older in-town homes and newer riverfront development. Hillside lots, moisture concerns, and gorge wind exposure are recurring topics.
Ridgefield
Heavy new construction

One of Clark County's fastest-growing cities. Heavy new construction. Grading, drainage, HVAC installation, and builder defect findings common. 11-month warranty inspections in high demand.
Brush Prairie
Rural, mixed

Rural community with larger lots, older homes, and private wells and septic systems. Wood stove inspections, outbuilding assessments, and pole barn evaluations are common scope items here.
La Center
Rural small town

Small rural community at the north end of the county. Older homes, private water and sewer, agricultural property considerations. Outbuildings and acreage parcels are typical.
Yacolt & Amboy
Rural northeast

Rural northeast Clark County. Older farmhouses, well and septic, wood heat, and wildfire-zone considerations. Outbuildings are part of scope.
Know What You Are Buying

Clark County Homes by Construction Era

The county's housing stock breaks into four eras with distinct fingerprints. Each one tells you a lot about what the inspection will surface.

Pre-1965 Homes

The oldest stock is concentrated in downtown Vancouver, downtown Camas and Washougal, older Hazel Dell and Orchards pockets, and rural farmhouses across the north county. Knob-and-tube wiring, galvanized supply, cast iron drains, and original windows. Buried oil tanks are a Washington State disclosure issue on pre-1990 homes and especially common in this era.

Common findings in pre-1965 Clark County homes
Knob-and-tube wiring
Still present in unrenovated downtown Vancouver and Camas older stock. Insurance carriers often require replacement.
Galvanized supply pipes
Internal corrosion. Restricted flow, discoloration. Repipe $10,000 to $25,000.
Buried oil tanks
Washington disclosure issue on pre-1990 homes. Tens of thousands across the county.
Cast iron drain lines
Scale, root intrusion. Sewer scope essential before closing.
Unreinforced foundations
Pre-seismic-code construction. Anchor bolts and cripple wall bracing documented.

1965–1985 Homes

This era is Hazel Dell, Orchards, and the early Vancouver suburbs. The Oregon-to-Washington migration that started in the 1960s built out neighborhoods of ranches and split-levels through the 70s and into the early 80s. Aluminum wiring in 1965 to 1974 builds is everywhere here. Federal Pacific and Zinsco panels appear regularly in 70s stock.

Common findings in 1965–1985 Clark County homes
Aluminum wiring (1965–1974)
Heavy concentration in Hazel Dell, Orchards, and Vancouver. Connection failures at outlets are a fire risk.
Federal Pacific & Zinsco panels
Documented failure rates. Insurance carriers regularly flag or decline coverage.
Polybutylene plumbing
Used in some Northwest builds from late 1970s through mid-1990s. Repipe $10,000 to $20,000.
Crawlspace moisture
Minimal vapor barriers. Vancouver climate keeps soil saturated October through May.
Oil-to-gas conversions
Many Hazel Dell and Orchards homes converted from oil to gas. Flue work sometimes done without proper relining.

1985–2005 Homes

Salmon Creek, Five Corners, outer Vancouver, and the first wave of Camas hillside development. CPVC plumbing was standard. EIFS siding appeared on some 90s builds. First-generation composition roofs are past service life. Deck ledger, attic ventilation, and unpermitted addition concerns are common.

Common findings in 1985–2005 Clark County homes
25-year roofs past service life
1995-2000 composition shingles are aged out. Replacement $10,000 to $20,000+.
CPVC plumbing brittleness
Brittle with age. Cracks at fittings near water heaters are the early warning.
EIFS siding (some areas)
Used on some Camas and Salmon Creek 90s builds. Hidden moisture damage possible.
Deck ledger and wood rot
Wet climate accelerates rot at ledger boards and post bases. Structural safety concern.
HVAC at replacement age
Mid-1990s to early-2000s furnaces and heat pumps near end of service life.

Ridgefield & New Construction

Ridgefield expansion, ongoing Salmon Creek and Battle Ground subdivision growth, Camas hillside infill, and continuing Vancouver new builds. Code inspections check minimum standards at specific phases. They don't evaluate the finished home. New construction in Clark County consistently shows grading toward foundations, HVAC install defects, and flashing errors.

The 11-month warranty inspection is critical here. Document defects before the builder warranty expires.

Common findings in new Clark County construction
Grading toward foundation
Common on freshly graded Ridgefield and Salmon Creek lots. Builder responsibility under warranty.
HVAC installation defects
Sealed ducts, disconnected vents, uncalibrated systems found regularly in new construction.
Window and door flashing errors
Improper install allows moisture into walls. Vancouver climate makes failures show fast.
Attic insulation and ventilation gaps
Thermal imaging finds these. Covered by builder warranty if caught in time.
Radon (yes, even in new homes)
Clark County geology produces radon regardless of home age. Passive systems need testing to confirm they work.
From The Field

Recent Findings From Clark County Inspections

Three findings from real Clark County inspections this season. Every report includes high-res photos, severity ratings, and repair context.

Aluminum wiring concerns in a Hazel Dell 1969 ranch electrical panel
Aluminum Wiring + FPE Panel — Hazel Dell
1969 Ranch

Original aluminum branch wiring landed on a Federal Pacific Stab-Lok panel. Double red flag for insurance. Documented as priority repair before closing with three referral options.

Negative grading at the foundation of a 2023 Ridgefield new build
New Build Grading — Ridgefield
2023 Subdivision

Negative slope on three sides of the foundation. Standing water already visible after a typical rain. Documented during 11-month warranty inspection so the owner could file before the window closed.

Failing composition roof on a Camas hillside contemporary home
Roof at End of Life — Camas
1998 Contemporary

Original 25-year composition shingles at 26 years. Heavy moss on the north slope, exposed nails, and visible attic-side staining at three locations. Replacement cost documented with severity rating.

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.

Clark County Risk Factors

What Makes Clark County Homes Different to Inspect

The county's tax-driven growth pattern, age-mixed neighborhoods, and Gorge wind exposure create inspection concerns unique to this part of SW Washington.

WA State Licensing Required

Washington State requires home inspectors to be licensed under WAC 308-408. Not all Oregon-based inspectors working the Vancouver market carry an active Washington license. If they don't, the inspection isn't valid under Washington law and your transaction could hit a snag. Verify any inspector's WA license at the Washington DOL before booking. My license: #1856.

WA #1856 — verified active license

Buried Oil Tanks

Pre-1990 Clark County homes commonly used oil heat. Tens of thousands of abandoned underground tanks across Vancouver, Hazel Dell, and Orchards. They're a Washington seller-disclosure issue, an insurance liability, and a potential cleanup cost in the $1,500 to $20,000+ range. We look for fill caps, vent pipes, supply lines, and patched concrete on every pre-1990 home.

WA disclosure required on pre-1990 homes

Gorge Wind & Hillside Exposure

Camas, Washougal, and the gorge-facing slopes catch consistent east wind out of the Columbia River Gorge. That stresses roofing, siding, and trim in ways most Vancouver-flatland homes don't experience. Hillside lots in Camas and parts of Salmon Creek also need careful attention to retaining walls, foundation drainage, and surface runoff.

Relevant on Gorge & hillside parcels
Full Scope Inspection

Everything We Check in a Clark County Home

Every inspection covers all accessible systems and components, in accordance with Washington State standards. We physically enter attics and crawlspaces. We operate every system we can safely access.

Roof & Attic

Shingles, flashing, gutters, insulation, ventilation, moisture. Roof walked when safe.

Electrical

Panel brand (FPE, Zinsco flagged), wiring type (aluminum flagged), outlets, GFCI and AFCI.

Plumbing

Pipe material (poly-B flagged), drains, water heater, pressure, fixtures.

HVAC

Furnace, AC, heat pump, ductwork. Wood stove and fire insert clearances.

Foundation & Structure

Cracks, settling, retaining walls, anchor bolts, visible framing.

Crawlspace

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. Outbuildings included in scope.

Free Thermal Imaging on Every Clark County Inspection

Vancouver's climate and Clark County's mix of older and newer housing make thermal imaging essential. It finds hidden moisture, insulation gaps, and electrical anomalies invisible to the eye. Included at no extra charge on every inspection.

Learn More →
WA Dept. of Health Recommends Testing

Radon Testing in Clark County

Clark County's radon potential varies by location and soil type. The Washington State Department of Health recommends testing every home in Washington, regardless of zone designation. Radon is a colorless, odorless radioactive gas produced naturally by uranium breaking down in soil and rock. It seeps in through crawlspace soil, foundation cracks, and sump areas.

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 mitigation doesn't need testing. Not accurate. Passive systems can fail, and levels vary by soil, foundation type, and ventilation. Your neighbor's test result doesn't predict yours.

We recommend radon testing on every Clark 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.

Learn About Radon Testing →
Radon facts for Clark County buyers
#2
Second-leading cause of lung cancer in the U.S. After smoking. About 21,000 deaths per year nationally.
1 in 4
Vancouver metro homes test above EPA action level Individual testing is the only way to know.
48h
Test takes 48 hours Continuous electronic monitor placed at the start of the inspection.
$150
Added to your inspection Standalone testing is $195. Add it at booking and save $45.

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
Book Now
Most Common Inspection + Radon
$545up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
Book Now
Best Value Inspection + Radon + Mold
$740up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
  • Mold air sampling & lab results
Book Now

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.

★★★★★ 5.0 RatingGoogle Reviews ★★★★★ 5.0 RatingYelp Reviews
Common Questions

Clark County WA Home Inspection FAQs

Questions Clark County buyers ask most before booking.

Yes. Trusted Home Inspections serves every Clark County community, including Vancouver, Hazel Dell, Orchards, Salmon Creek, Battle Ground, Five Corners, Camas, Washougal, Ridgefield, Brush Prairie, La Center, and surrounding unincorporated areas. Russ holds a Washington State home inspector license (#1856) and is available 7 days a week.
Yes. Russ holds Washington State home inspector license #1856 in addition to Oregon License OCHI #1898. Washington requires home inspectors to be state-licensed under WAC 308-408, and not all Oregon-based inspectors working the Vancouver market carry a WA license. You can verify the license through the Washington State Department of Labor and Industries.
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.
Clark County has a wide range of eras. Hazel Dell and Orchards have heavy 1950s through 1970s housing with aluminum wiring, galvanized plumbing, and aging panels. Underground oil tanks are a concern in pre-1990 homes. Ridgefield, Salmon Creek, and Battle Ground see grading and drainage issues on recently developed lots. Crawlspace moisture is consistent across the county. La Center and Brush Prairie commonly have private wells and septic systems.
Yes. Thermal imaging is included on every inspection at no extra charge. Most inspectors in the Portland-Vancouver metro charge $150 to $250 for this as an add-on. Russ uses it as a standard tool on every job.
Yes. The Washington Department of Health recommends testing every home. Radon levels vary by soil, lot elevation, and home construction. No home can be assumed safe without testing. Add radon testing to your inspection for $150, or book standalone for $195.
The inspection covers the home structure, systems, and components visible and accessible at the time of inspection. Septic and wells require separate specialist evaluations under Washington law. Russ explains what to look for and who to contact during the walkthrough. Rural properties in Brush Prairie, La Center, and Battle Ground outskirts commonly use private utilities.
The Certified Master Inspector® (CMI®) is the highest credential in the home inspection industry, held by the top 3% of working inspectors. Russ Motyko carries the CMI® designation alongside Washington and Oregon state licenses, 12 years of Licensed General Contractor experience, and 2,400+ completed inspections.
Reports are delivered digitally through Spectora with photos, video, severity ratings, and plain-language explanations. Most reports go out the same day. Unlimited follow-up included.
Yes. Veteran-owned. 10% military discount (MILITARY10) for veterans, active duty, reservists, National Guard, and military families. 10% first responder discount (RESPOND10) for police, fire, EMTs, paramedics, dispatchers, active or retired. Clark County has a strong military presence with proximity to JBLM.

About the Inspector

Inspected and Written by Russ Motyko, CMI®

Russ Motyko, Washington-licensed Certified Master Inspector serving Clark County
WA DOL License #1856

Russ is Oregon City's only Certified Master Inspector® with 12 years of Licensed General Contractor experience. He has completed more than 2,400 inspections across the Portland metro and SW Washington. Bilingual in English and Russian, a U.S. Army Reserve Non-Commissioned Officer, and owner of Trusted Home Inspections.

Credentials: Certified Master Inspector® (top 3% of the industry), Washington DOL License #1856, Oregon OCHI License #1898, Oregon CCB #254518. InterNACHI member. Has taught Washington State home inspection courses and trained 100+ inspectors.

Why this page exists: Clark County buyers deserve a single page that explains the housing stock, the licensing requirement, and the specific findings that come with crossing the Columbia. This page is written and maintained by the Washington-licensed inspector who actually does the work, not by a marketing team.

Read Russ's full bio →

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.

Portland Gresham SE Portland NE Portland NW Portland North Portland Troutdale Bethany Sellwood Pearl District Fairview

Don’t see your city? We likely cover it.

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Ready to Schedule Your Clark County Inspection?

Available 7 days a week. Online booking open 24/7. Washington State licensed, from Vancouver to La Center.

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