Inspection Basics
A home inspection is a top-to-bottom visual look at a home's condition by a licensed pro. Roof to crawlspace. Over 100 items checked.
The goal is simple. You need to know what you are buying before you buy it. A home is the biggest purchase most people ever make. An inspection tells you what works, what is failing, what needs attention soon, and what can wait. From there, you can budget, plan, and decide with your eyes open.
In Portland's wet climate, hidden moisture damage, aging systems, and deferred maintenance show up all the time. An inspection is the only way to see the full picture before you are on the hook 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 in-ground spas (available as an add-on for $295)
- 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. Learn more about thermal imaging.
No. Neither Oregon nor Washington requires one. But almost every purchase contract has an inspection contingency built in. Skip the inspection and you are giving up the right to know what you are buying before you have to buy it.
Lenders do not require inspections either. They require appraisals. An appraisal looks at market value, not condition. The two are not the same.
Skipping an inspection is a risk call. Call us before you decide and we can walk you through what is at stake on the specific home.
After 2,400+ 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. We recommend it. You do not need to follow Russ through every step of the inspection; he works more thoroughly when he can focus. But plan to arrive for the last 30 minutes. That is when Russ walks you through the findings in person, shows you exactly what he found, explains what matters most, and answers your questions before he leaves.
Reading a report at night is useful. Standing in the crawlspace while Russ points to a failing vapor barrier and explains what caused it is a different level of understanding. Clients who attend the walkthrough leave with a much clearer picture of what they are buying.
See the full inspection process page for a complete overview of what to expect on inspection day.
First, take a breath. Every inspection report has findings. The question is not whether the report has items in it; the question is whether those items are manageable, negotiable, or deal-breaking.
Most findings fall into three categories: items that may need attention before or after closing, items to budget for as future maintenance, and items that are simply cosmetic. A well-written report tells you which is which. Russ's reports include severity context and repair cost guidance so you are not left guessing what anything means.
You have options: request repairs, request a price reduction, request a credit, or walk away under the inspection contingency. Your agent will advise on negotiation strategy. Russ is available to answer questions about specific findings after the report is delivered. Read more about negotiating after an inspection.
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.
And the timing matters. 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.
Yes. Same-week scheduling is typical and last-minute bookings are often available. The online scheduler shows real-time availability and is open 24 hours a day. If you need a specific date confirmed quickly, call or text (971) 202-1311 and we will give you a straight answer.
In a competitive market where contingency windows can be as short as 3 to 5 business days, fast scheduling matters. We built the booking system to handle exactly that situation.
The inspection itself is the same. The difference is who orders it and when.
A buyer's inspection is ordered during the purchase contingency period, after an offer is accepted. The buyer hires the inspector to evaluate the home before they are fully committed.
A pre-listing inspection is ordered by the seller before the home goes on the market. The goal is to find problems before buyers do, address or disclose them, and avoid surprises during the buyer's contingency period. Sellers who do this close faster and with fewer renegotiations.
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. Compared to the price of the home, an inspection is cheap insurance.
One finding can cost $10,000 to $25,000 to fix. Think crawlspace moisture, a failing roof, or galvanized plumbing rusting from the inside. You want to know about that before you close, not after.
Skip the inspection and you find the same problem once you own the house. By then, there is no one left to talk to.
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, your contract terms will shape your options. Your agent and attorney can advise you on how to proceed given what the inspection found.
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 radioactive gas. You cannot see it, smell it, or taste it. It comes from uranium breaking down in the soil and rock under your home, and it seeps in through foundation cracks and crawlspace openings. The only way to know if you have it 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
We collect air samples inside the home and send them to a certified lab. The lab IDs the mold species, counts the spores, and compares indoor results to an outdoor baseline. Results usually 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 ($295 with inspection, $345 standalone): Equipment, electrical, safety barriers, structure, and in-ground spas. Free-standing hot tubs not included.
- 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 usually delivered the same day as the inspection. For older homes or complex properties with many findings, the following day is common. Accuracy and detail come first. Reports come through Spectora with high-resolution photos, severity ratings, and plain-language explanations for every finding.
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 come through Spectora, the platform built 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 mean and what is routine maintenance that comes with any home purchase.
The strength of your decision-making 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
Russ Motyko personally performs every inspection. No subcontractors. No rotating staff. The person who shows up is the same person who signs the report.
Russ is a Certified Master Inspector® (OR #1898, WA #1856) with 10+ years inspecting homes, 2,400+ inspections done, and 100+ inspectors trained through Washington State coursework. While inspecting, he has also worked as a licensed general contractor the whole time. That builder's eye lets him spot shortcuts, early-stage problems, and bad workmanship most inspectors miss.
The Certified Master Inspector® (CMI®) designation is the highest credential available in the home inspection industry. The Master Inspector Certification Board awards it. The board is independent. It requires a minimum of 1,000 paid inspections, an advanced exam, and ongoing education.
CMI® holders sit in the top 3% of the industry. Russ is Oregon City's only Certified Master Inspector® with 10+ years of home inspection experience and 100+ inspectors trained. He has also worked as a licensed general contractor the whole time, so he reads every finding through a builder's eyes. Learn more about the CMI® credential.
- 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 roughly a 35-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 tend to have clearer expectations and fewer surprises during the transaction.
- 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.
This is especially valuable in Oregon City and Portland markets where homes move quickly. Learn more about pre-listing inspections.
Refer us and you are sending clients to the most credentialed inspector in the area. That protects your client. It also protects your 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.
- Builder's eye: Russ has worked as a licensed general contractor the whole time he's been inspecting. He understands costs, trades, 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.