Inspection Basics
A home inspection is a thorough, visual examination of a home's condition performed by a licensed professional. The inspector goes through over 100 items covering every major system and component, from the roof and attic down to the crawlspace and foundation.
The goal is simple: you need to know what you are buying before you buy it. A home is the largest purchase most people ever make. An inspection tells you what is working, what is failing, what needs attention soon, and what can wait. That information lets you negotiate repairs, adjust your offer, budget for future costs, or walk away if the problems are too serious.
In Portland's wet climate especially, hidden moisture damage, aging systems, and deferred maintenance are common. An inspection is the only way to get the full picture before you are legally responsible for it.
Every inspection covers all accessible systems and components. That includes:
- Roof and attic: Shingles, flashing, gutters, fascia, vents, attic insulation and moisture
- Foundation and crawlspace: Physical entry into the crawlspace, not just a peek from the hatch. Moisture, vapor barrier, insulation, wood rot, and structural framing
- Electrical: Main panel, breakers, visible wiring, outlets, GFCI and AFCI protection
- Plumbing: Supply lines, drain lines, water heater, pressure, and all visible fixtures
- HVAC: Furnace, air conditioning, heat pump, ductwork, and distribution
- Interior: All rooms, walls, ceilings, floors, windows, doors, and built-in appliances
- Exterior: Siding, deck, driveway, grading, and drainage around the foundation
Thermal imaging is also included on every inspection at no extra charge. The infrared camera often finds moisture intrusion, electrical hot spots, and insulation gaps that a visual inspection alone would miss.
Home inspections are visual and non-invasive by definition. We do not move furniture, open walls, or perform destructive testing. Specific exclusions include:
- Radon testing (available as an add-on for $150)
- Mold air quality testing (available as an add-on for $195)
- Sewer scope inspection (we can refer you to a trusted specialist)
- Septic system inspection (requires a separate septic specialist)
- Swimming pools and spas (available as an add-on for $245)
- Well water and water quality testing (we can refer you)
- Code compliance determination (inspections evaluate condition, not code)
If you are not sure whether something specific is included, call or text before you book and we will tell you straight.
Yes, consistently. The infrared camera reads temperature differences in surfaces. Moisture behind a wall looks cooler than the surrounding drywall. An overloaded circuit looks warmer than others. Missing insulation shows up as uneven temperature bands in a ceiling.
In Portland's wet climate and older housing stock, thermal imaging finds active moisture intrusion that would otherwise go undiscovered until it becomes mold or structural damage. We include it on every inspection because in this region it is not a luxury, it is standard practice.
No. Neither Oregon nor Washington requires a home inspection by law. But nearly every purchase contract includes an inspection contingency as a standard clause, and skipping an inspection in a competitive market can mean waiving your right to know what you are buying before you are legally obligated to buy it.
Lenders do not require inspections either, though they do require appraisals. An appraisal evaluates market value. It does not evaluate condition. The two are completely different things.
Skipping an inspection is a risk decision. We can help you understand what is at stake on a specific property if you call us before you decide.
After 2,000 inspections in the Portland metro and Clackamas County, these are the findings we document most often:
- Crawlspace moisture: Present in the majority of pre-2000 homes. Portland's rainfall and hillside terrain drive water toward foundations constantly.
- Galvanized steel plumbing: Common in 1960s through 1980s homes. Corrodes from the inside out. Replacement costs run $10,000 to $25,000.
- Roofs at end of service life: Deferred roof maintenance is extremely common. A replacement runs $10,000 to $20,000 or more.
- Federal Pacific and Zinsco electrical panels: Both have documented safety concerns and are frequently flagged by insurance carriers.
- CPVC plumbing brittleness: Common in 1990s through 2005 homes. Becomes brittle over time, especially near heat sources or with aggressive water chemistry.
- Elevated radon: Clackamas County is EPA Zone 1. Results above the action level are not uncommon.
None of these findings automatically means you should not buy the home. They mean you should know about them before you close.
Yes. New construction inspection is one of our most important services. Brand-new homes are not defect-free. Subcontractors work under tight schedules, city inspectors cannot catch everything, and code violations and installation errors show up in new builds regularly.
More importantly, an inspection before closing is the only time those problems are still the builder's financial responsibility. Once you close, you own them.
We also offer an 11-month warranty inspection for buyers who want to document issues before their builder warranty expires. This is a separate inspection performed around month 10 or 11 of ownership and focuses on everything that may have surfaced in the first year of the home's life.
Cost & Pricing
Pricing is flat-rate based on square footage. Free thermal imaging is included at every price point.
See the full pricing page for condo and interior-only pricing, add-on services, and military discount information.
Condos are inspected as interior-only inspections because the HOA typically owns the exterior, roof, and structure. Pricing starts at $245 for units up to 1,000 sq ft and scales with size.
Not sure whether you need interior-only or a full inspection? Call us and we will help you figure it out before you book.
Yes. Set against the cost of the home you are buying, an inspection is one of the most cost-effective things you can do.
A single finding that the inspection surfaces, say a crawlspace moisture problem, a failing roof, or galvanized plumbing showing internal corrosion, can cost $10,000 to $25,000 to fix. Knowing about it before closing lets you negotiate a price reduction, request repairs, or walk away.
Without the inspection, you discover the same problem after you own the house and there is nobody left to negotiate with.
Yes. As a U.S. Army Reserve soldier and veteran-owned business, we offer 10% off all services for veterans, active duty service members, reservists, National Guard, and military families. Just mention your service when you book. No documentation required.
Yes. We offer discount codes for specific inspection types:
- New construction inspections: use code NEWCONSTRUCTION
- 11-month warranty inspections: use code WARRANTY
Check the discount codes page for current offers.
Scheduling & Process
Use the online scheduler, which is open 24 hours a day, 7 days a week. Choose your date, enter the property address, select any add-on services, and pay online. You will receive instant confirmation.
You can also call or text (971) 202-1311 if you prefer to talk through the details first. Same-week and last-minute bookings are often available.
Most inspections take 2 to 4 hours on-site depending on the size, age, and condition of the home. A small condo may wrap up in 90 minutes. A large older home with a full crawlspace, attic, and multiple systems may take 4 hours or more.
We do not rush to hit a time target. The inspection takes as long as it takes to do it right. If you have a hard stop time because of work or childcare, let us know when you book and we will plan accordingly.
You are welcome to attend and many buyers do. If you can only be there for part of it, joining toward the end of the inspection is the most valuable time. That is when we walk through what was found and you can ask questions in real time about anything that concerns you.
If your schedule does not allow it, do not worry. The written report is designed to stand on its own with clear photos, severity ratings, and plain-language explanations for every finding. You do not need to have been present to understand it.
After delivery, you can also call or text us to go through the report together. Unlimited follow-up is included with every inspection.
As the buyer, you do not need to do anything special. The listing agent or seller should ensure the following are accessible:
- Attic access hatch unobstructed
- Crawlspace hatch accessible (not blocked by storage)
- Electrical panel accessible and unlocked
- All utilities (gas, electric, water) turned on
- Garage, outbuildings, and gate access provided
If anything on this list is not accessible on inspection day, we document it in the report and note that those areas could not be inspected.
We ask for at least 24 hours notice if you need to cancel or reschedule. Real estate transactions move fast and we understand that dates sometimes change. Call or text (971) 202-1311 and we will sort it out.
Finding problems is the point of the inspection. A report with findings is doing exactly what it is supposed to do.
When the report comes back with significant findings, you have several options depending on your contract terms: you can ask the seller to make repairs before closing, negotiate a price reduction to account for the cost of repairs, ask for a credit at closing, or in some cases walk away if the problems are severe enough and your contract allows it.
We are happy to talk through what findings mean for your specific situation and help you think through the options. Call or text us after you receive the report and we will walk through it with you.
Finding nothing significant is also possible, and when it happens, that peace of mind is worth every penny of the inspection fee.
Radon, Mold & Add-On Services
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. It has no smell and no taste, and you cannot feel it. The only way to know if your home has elevated levels is to test.
Radon is the second-leading cause of lung cancer in the United States after smoking, responsible for about 21,000 deaths per year.
Clackamas County, which includes Oregon City and much of the Portland metro, is classified as EPA Radon Zone 1. That is the highest risk designation. Elevated radon levels are not uncommon in this area, and we strongly recommend testing on every inspection we perform in Clackamas County.
We place a continuous electronic radon monitor in the lowest livable area of the home at the start of the inspection. The monitor runs for 48 hours and records readings continuously throughout the test period. Digital results are delivered directly to you after the test period ends.
The 48-hour window is set by EPA testing protocols to give a reliable average reading. You do not need to be at the property during the test period. The monitor just needs to stay in place and undisturbed.
- Cost added to inspection: $150
- Standalone radon test (no inspection): $195
- Results: within 24 hours of the monitor being retrieved
Mold air quality testing involves collecting air samples from inside the home, which are then sent to a certified laboratory. The lab identifies mold species, spore counts, and concentrations and compares the indoor results to an outdoor baseline sample. Results typically come back in 2 to 3 days.
We recommend adding mold testing when:
- The home has visible moisture staining or evidence of past water intrusion
- The crawlspace or attic shows signs of elevated moisture
- The home has been vacant or poorly ventilated
- Someone in the family has respiratory sensitivities
Our thermal imaging often identifies moisture-prone areas before mold is visible, which lets us target sampling exactly where it matters most.
- Standard package (1 air + 1 control sample) with inspection: $195
- Additional air samples: $75 each
- Surface swabs: $70 each
- Standalone mold inspection (no home inspection): $445
- Pool and spa inspection ($245 with inspection, $295 standalone): Equipment, electrical, safety barriers, structure, and in-ground spas.
- Pest and dry rot inspection ($75, Oregon only): Wood-destroying organisms report. Often required in Oregon real estate transactions.
- Small detached structure ($50): Garage, shed, or small outbuilding added to your inspection.
- Large detached structure ($100): Larger workshop, barn, or outbuilding with significant systems.
- BuildFax property report ($20): National permit history for the property. Useful for finding past work and unpermitted additions before you buy.
- Re-inspection ($195): Targeted review of previously noted items after the seller has made repairs.
The Inspection Report
Your full digital report is delivered within 24 hours of the inspection. Russ's focus is accuracy and detail, not speed at the cost of quality. Some reports take an extra day to get exactly right, especially for older homes or complex properties with many findings.
When you receive the report, call or text if you want to walk through any of the findings together. That conversation is included with every inspection, no extra charge.
Reports are delivered through Spectora, an industry-leading platform designed for home inspection reporting. Your report includes:
- High-resolution photos of every significant finding
- Severity ratings so you can quickly understand what is urgent versus what is routine maintenance
- Plain-language explanations written so anyone can understand them, no technical background required
- Video clips where they add clarity beyond a photo
- A summary section that makes it easy to identify the most important findings at a glance
- Access from any device, phone, tablet, or computer
You can view a sample report at the link below to see exactly what your agent and lender will receive.
The inspection report gives you documented evidence of the home's condition. Your agent uses that documentation to make requests to the seller. Common approaches include asking for specific repairs before closing, requesting a price reduction equal to the estimated cost of repairs, asking for a credit at closing, or a combination of these.
Not every finding warrants a negotiation request. The severity ratings in your report help you and your agent prioritize. We are also available to talk through what findings are worth pressing on and what is routine maintenance that comes with any home purchase.
The strength of your negotiating position depends partly on market conditions and your contract terms. Your agent can guide you on what is realistic in the current market.
Yes. The report belongs to you and you can share it with anyone you choose. Spectora makes this easy with a shareable link you can send directly from the report. Your agent will likely want a copy to begin the repair request process, and sharing it with a trusted family member or contractor for a second opinion is always a good idea.
Call or text us. Unlimited follow-up is included with every inspection. There is no time limit on when you can reach out. If you are looking at the report two weeks later and something catches your eye, we are still available to talk through it.
We are also happy to jump on a call with your real estate agent to help them understand findings that need context before they draft a repair request.
About Russ & Why It Matters
Every inspection is personally performed by Russ Motyko. You will not be assigned to a subcontractor or a rotating staff member. The person who shows up to your inspection is the same person who signs the report.
Russ is a Certified Master Inspector (OR #1898, WA #1856) with 12 years of experience as a licensed general contractor before he ever performed a home inspection. That construction background gives him a forensic advantage most inspectors do not have. He knows how homes are built, where shortcuts get taken, and what problems look like in their early stages before they become expensive.
The Certified Master Inspector (CMI) designation is the highest credential available in the home inspection industry. It is awarded by the Master Inspector Certification Board and requires a minimum of 1,000 paid inspections, passing an advanced examination, and ongoing education requirements.
Fewer than 1% of home inspectors in the country hold this designation. Russ is the only Certified Master Inspector based in Oregon City. It matters because it tells you that the inspector you are hiring has an extensive, verified track record, not just a license and a flashlight.
- Oregon OCHI License #1898
- Oregon CCB Licensed General Contractor #254518
- Washington DOL Home Inspector License #1856
- Washington Structural Pest Inspector certified
- Errors and Omissions (E&O) insurance
- General liability insurance
All licenses are current and verifiable with the Oregon Construction Contractors Board and the Washington Department of Licensing.
Yes. Russ is fluent in both English and Russian and is proud to serve Portland's large Slavic community in their native language. Every part of the inspection process, from booking to the walkthrough to the report review, can be conducted in Russian for clients who prefer it.
No language barrier. No missed nuances. Just a clear understanding of exactly what you are buying.
Visit the Russian-language page for more information.
We are based in Oregon City, Oregon. We serve the entire Portland metro and SW Washington within approximately a 25-mile radius, available 7 days a week.
Oregon service areas include Portland, Oregon City, Lake Oswego, Beaverton, Hillsboro, Gresham, Tigard, Milwaukie, West Linn, Tualatin, and Happy Valley, among others.
Washington service areas include Vancouver, Ridgefield, Camas, Washougal, and Battle Ground.
Not sure if your property falls within the service area? Call us. If it is close, we will make it work.
For Sellers & Real Estate Agents
A pre-listing inspection is one of the best investments a seller can make. Here is why:
- No surprises. You find out about problems before buyers do, which means you control how they are handled and priced into the listing.
- Fewer renegotiations. Buyers who know the condition of the home before they make an offer are less likely to come back with aggressive repair requests after their inspection.
- Faster closings. With known issues already disclosed and addressed, the transaction tends to move more smoothly.
- More confident buyers. A pre-listing inspection report signals that you are a transparent seller, which can attract more offers and stronger ones.
Agents who refer Trusted Home Inspections are recommending the most credentialed inspector in the area, which protects their clients and their professional reputation.
- Clear, usable reports: Findings are documented with photos and severity ratings that make it easy to prepare a repair request without ambiguity.
- Reliable communication: We are responsive to agents, available to discuss findings when needed, and never leave anyone without answers.
- 7-day availability: Real estate does not stop for weekends and neither do we. Tight timelines get accommodated.
- Construction expertise: 12 years as a licensed general contractor means Russ understands costs, tradespeople, and repair scope in ways most inspectors cannot match.
Yes. Buyer's agents are welcome to attend, and many do. Having the agent present for the walkthrough at the end of the inspection is especially useful because they can hear the findings directly and start thinking through implications for the negotiation before the report is even written.
Yes. Re-inspections are a targeted review of items noted in the original inspection report after the seller has completed repairs. We verify that the work was done and done correctly, which gives buyers confidence before closing.
Re-inspection fee: $195. This covers a focused review of the repaired items only, not a full re-inspection of the entire home.