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 Homes Span 70 Years of Building. Your Inspector Should Know Every Era.
From 1950s ranch homes on oversized lots to 1980s split-levels and newer subdivision builds, Clackamas is one of the most varied housing markets in Clackamas County. Russ Motyko is based in Oregon City, right next door, and has inspected homes across unincorporated Clackamas for over a decade. As a Certified Master Inspector® with 10+ years of inspection experience and hands-on work as a licensed general contractor, he knows what to look for in every decade.
Clackamas Know-How
These Homes Have History. So Do I.
Clackamas, Oregon
Clackamas is unincorporated Clackamas County, which means the housing stock here is wide-ranging and doesn't follow a single pattern. You'll find 1950s and 1960s ranch homes on oversized lots sitting alongside 1980s split-levels and 1990s subdivision builds, with newer infill filling in the gaps. A 1965 ranch in Clackamas may have original galvanized plumbing and a Federal Pacific panel. A 1988 split-level two streets over may have CPVC that has spent 35 years in a Pacific Northwest crawlspace. A 2005 home in a newer subdivision has its own set of concerns. That diversity is exactly why generic checklist inspections fall short here.
I've spent 10 years inspecting homes, and I'm a licensed general contractor. My specialty is the difficult, high-end framing work. I've also replaced roofs, installed cabinets, run wiring, poured concrete, set tile, waterproofed showers, and put in siding and windows. Knowing how these houses were built is what helps me notice when something about one is off.
I'm based in Oregon City, which means I'm in Clackamas County every day. When I walk an older ranch in Clackamas, I'm not checking boxes. I'm looking at whether the galvanized supply pipes have visible corrosion at fixtures, whether the panel is a brand known for breaker failure, and whether the crawlspace vapor barrier has lasted 40 years under Pacific Northwest humidity. Those aren't textbook items. That's experience.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.
Clackamas (Clackamas County) Housing Market
Showing Clackamas County, OR data
(Redfin does not publish city-level stats for this area).
$638,571
Median sale price
39 days
Median days on market
457
Homes sold per month
1,717
Homes for sale now
Before You Buy
Clackamas Homes by Construction Era
Clackamas has homes from the 1950s through today. Each decade carries its own inspection profile. Knowing which era you're buying into tells you a lot about what the inspection will find.
Pre-1965 Homes
This era produced many of Clackamas's most spacious single-story ranches. Larger lots, solid original construction, and homes that have been lived in for 60 or more years. The appeal is real. The inspection priorities are equally real.
Original galvanized steel supply lines corrode from the inside out, gradually reducing water pressure before failing. After 60-plus years in service, internal diameter is often significantly reduced and discoloration at fixtures is a regular finding. Full replumbing typically runs $10,000 to $25,000 depending on home size. Sewer lines from this era, cast iron in most cases, have been in the ground just as long and warrant a sewer scope. Electrical panels are often Federal Pacific or fuse-based, and the wiring may include knob-and-tube in original sections. Crawlspace vapor barriers, if present, are often original and compromised.
These homes take longer to inspect because there is more to document. Plan accordingly.
Common findings in pre-1965 homes
Galvanized steel supply pipes
Corroded internally. Restricted flow and discoloration common. Replacement typically runs $10,000 to $25,000.
Cast iron drain lines
60-plus years underground. Scale, joint seepage, and root intrusion are consistent findings. Sewer scope essential.
Federal Pacific panels and fuse boxes
Documented breaker failure history. Insurance carriers frequently flag or decline coverage on homes with these panels.
Knob-and-tube wiring in original sections
Common in homes that haven't been fully rewired. Often uninsurable without panel and wiring updates.
Crawlspace moisture and failed vapor barrier
Older foundations without modern waterproofing manage decades of Pacific NW humidity poorly.
1965 - 1985 Homes
The 1970s and 1980s brought significant residential development into Clackamas County as Portland expanded outward. Homes from this era are often the most complex to inspect because they've been through multiple ownership cycles and partial updates. A bathroom may be replumbed with copper while the rest of the house still has galvanized. The panel may have been upgraded but the wiring behind the walls was never touched.
Zinsco panels are common in homes from this decade and carry the same documented breaker failure concerns as Federal Pacific. Roofing from this era is at or past its expected service life. HVAC systems that were new in 1980 are now 40-plus years old and have usually been limping along on deferred maintenance. These are the homes where what you see at the showing and what the inspection finds tend to diverge the most.
Common findings in 1965 - 1985 homes
Zinsco electrical panels
Documented breaker failure history. Common in Clackamas County homes from the 1970s and early 1980s.
Partial plumbing updates
One section updated, the rest original. Mixed materials and incomplete upgrades are standard in this era.
Roofing past expected service life
40-plus-year-old homes often have roofing that has been re-done once. Approximate age and condition are documented.
Aging HVAC systems
Furnaces and heat pumps from the early 1980s are near or past typical service life, and the risk of failure rises.
Crawlspace moisture
Older vapor barriers and foundation drainage common on Clackamas County's hillside and flat lots alike.
1985 - 2005 Homes
Homes built from roughly 1987 through the mid-2000s often used CPVC for interior supply plumbing. This material was widely adopted in the Pacific Northwest and has been failing at an accelerating rate. CPVC becomes brittle as it ages, especially in crawlspace conditions, and can crack with minimal stress. In my experience inspecting homes throughout Clackamas County, CPVC is one of the most consistent findings in this era's homes.
Roofing on homes from the mid-1990s is reaching the end of a typical composition shingle lifespan in Oregon's wet climate. Composite wood siding from the same period absorbs moisture and fails from the bottom up. These homes look solid at a showing. The inspection tells a different story when you get under them.
Common findings in 1985 - 2005 homes
CPVC plumbing brittleness
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign. Replacement typically runs $8,000 to $20,000+.
Composite wood siding failure
1990s hardboard and wood-fiber siding absorbs moisture in wet climates. Fails from the bottom up, often hidden at grade.
Roofs at or beyond service life
25-year shingles from 1995 to 2003 are at or past expected lifespan. Replacement typically runs $12,000 to $25,000+.
Radon in every era
EPA rates Clackamas County as Zone 3, but individual homes still test high. Test every purchase.
Deck ledger connection deficiencies
A code-era deficiency common in homes with attached decks built during this period.
New Construction
Clackamas has seen consistent new construction activity as the county has grown. Some buyers assume that a new home doesn't need inspection. That assumption is expensive when it turns out to be wrong. Municipal code inspections check minimum standards at specific construction phases. They don't evaluate the finished home.
New construction inspections in Clackamas regularly find site grading issues that direct water toward foundations on recently disturbed lots, construction defects in framing and HVAC installation, and deferred warranty items the builder is usually responsible for fixing before you close. The 11-month warranty inspection is designed for buyers who want to document defects before the builder's one-year warranty expires. The clock starts at closing. Schedule before you hit 10 months.
Common findings in new construction
Site grading toward foundation
Freshly disturbed lots often drain toward the house. Common and expensive to fix after closing.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems are regular findings in new builds.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies that look fine from the outside.
Insulation and ventilation gaps in attic
Thermal imaging helps spot these. Hard to see by eye and often covered by builder warranty if reported in time.
Radon (yes, even in new homes)
Clackamas County geology produces radon regardless of home age. Test every purchase.
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.
Know Your Neighborhood
Clackamas Area by Area
Unincorporated Clackamas County covers a wide mix of residential areas. Here's what buyers typically encounter in each part of this market.
Ranch Home Areas
1950s - 1960s
Clackamas has some of the best original ranch homes in the county, sitting on oversized lots with mature trees and wide setbacks. These homes were solidly built. But 60-plus years means galvanized supply lines, aging drain systems, crawlspaces that have managed decades of Pacific Northwest humidity, and electrical panels from an era before ground fault protection existed. The appeal is real. So is the inspection scope.
1970s to 1980s Suburban Builds
1970s - 1985
These homes are often the most complex to inspect in Clackamas. They've been through multiple owners, partial updates, and decades of DIY work. A Zinsco panel is common. Partial plumbing upgrades are common. HVAC systems that were new in 1981 are now on borrowed time. What you see at the showing is rarely the whole picture in this era's homes.
Sunnyside Road Corridor
1990s - 2005
The established subdivisions along Sunnyside Road and the surrounding area grew primarily from the early 1990s through the mid-2000s. Homes here are now 20 to 35 years old and have entered the maintenance phase every house eventually reaches. CPVC plumbing is the main concern in this era. Roofing from the mid-1990s is at or near the end of its service life. Sealants around windows and doors have dried and cracked.
Newer Subdivision Development
2010s - present
Clackamas has seen continued infill and subdivision activity as the county has grown. Newer homes carry less historical risk but construction defects are still regular findings. Site grading, HVAC installation, and flashing details come up consistently in new builds. Municipal inspectors check code compliance at specific phases. They don't evaluate the finished home. That's what a buyer's inspection is for.
Acreage and Rural Properties
Mixed eras
Larger lots on Clackamas's edges, some with outbuildings, wells, and septic systems. These properties add scope to any inspection. Outbuildings can be added for $100. Well and septic evaluations require separate specialists. Properties in unincorporated Clackamas County may also have varying permit histories, especially for additions and finished spaces completed before modern permit requirements.
Unincorporated County Properties
Mixed eras
Work done on unincorporated Clackamas County properties before modern permit requirements may lack documentation. Garage conversions, basement finishes, and additions built without permits show up regularly in this market. An inspector who understands construction can often spot physical signs of possibly unpermitted work even without records. That's a meaningful advantage when buying in unincorporated county land.
Clackamas County Risk Factors
What Makes Clackamas Homes Different to Inspect
Clackamas's wide range of housing eras, EPA radon designation, and Pacific Northwest climate create inspection concerns specific to this part of Clackamas County.
Radon: Test Every Home
EPA rates Clackamas County as Zone 3, but individual homes still test high. Radon is a colorless, odorless gas that seeps into homes through foundation cracks and crawlspace openings. It's the second-leading cause of lung cancer in the U.S. Every home here needs its own test, new or old. The only way to know your level is to test. Radon testing is $150 when added to your inspection.
County zone is an average, not your result
Crawlspace Moisture
Crawlspace moisture is the most common significant finding I document in Clackamas County homes. The Pacific Northwest climate keeps crawlspaces under constant moisture pressure for six or more months a year, and the older the home, the less likely it is to have adequate protection. The problem often doesn't announce itself upstairs. Floors feel fine. There's no obvious smell. That's exactly why I physically enter every accessible crawlspace on every inspection. Observation from the hatch isn't inspection.
Most common finding in pre-2000 homes
Problem Electrical Panels
Federal Pacific and Zinsco panels are still found regularly in Clackamas homes built from the 1960s through the 1980s. Both brands have documented histories of breaker failure and are frequently flagged or excluded by homeowner insurance carriers. I identify the panel brand on every inspection and document whether it's on the list of known problematic manufacturers. Replacement typically runs $2,500 to $5,000, and is often a condition of getting coverage.
Regular finding in 1960s to 1980s homes
Real Inspection Photos
From Recent Clackamas Inspections
Real photos from Russ's Clackamas reports. Every report includes photos like these for each finding.
-
Water pooled in this side yard with no slope or drain to carry it away. Runoff held against the foundation can find its way into the crawlspace. How grading sends water to a foundation -
Apparent mold was growing on the roof sheathing near the soffit vents. Newer homes can show this too when attic moisture and airflow are off. What causes attic mold in Portland homes -
Debris was left inside this main electrical panel. Panels should be kept clean, since foreign material can interfere with breakers and add fire risk. What to check at the electrical panel -
This vent boot was not rated for the roof's steep pitch, so the rubber seal buckled. Gaps around the pipe can let water reach the roof sheathing. Common roof flashing problems for buyers -
With no vapor barrier, ground moisture rises into the crawlspace. That can raise humidity and wear on the floor insulation and framing above. Why crawlspace moisture matters -
Gray polybutylene supply pipe, common from the late 1970s to mid 1990s. It has a history of failing early, so a plumber's evaluation is worth budgeting for. What buyers should know about polybutylene
Inspection Scope
What We Check in a Clackamas Home
Every inspection covers all major systems and accessible areas, roof to crawlspace. We physically enter accessible attics and crawlspaces. We operate the systems we can safely access and test a representative sample of components. We do not check boxes. We evaluate the home.
Roof & Attic
Shingles, flashing, gutters, attic insulation, ventilation, and moisture.
Electrical
Panel, breakers, wiring type, outlets, GFCI and AFCI protection.
Plumbing
Supply pipe material, drain lines, water heater, pressure, and fixtures.
HVAC
Furnace, AC, heat pump, ductwork, and distribution. Age and condition noted.
Foundation & Structure
Cracks, settling, retaining walls, and visible structural framing.
Crawlspace
Full physical entry. Moisture, vapor barrier, insulation, and wood rot.
Interior
Walls, ceilings, floors, windows, doors, and built-in appliances.
Exterior & Grading
Siding, deck, driveway, grading, and drainage away from foundation.
Every Home Needs Its Own Test
Radon Testing in Clackamas
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 foundation cracks, crawlspace openings, and soil contact. You cannot smell or see it. The only way to know your level is to test.
Elevated radon is a real, recurring finding in Clackamas County, not a theoretical one. I test for radon on a consistent basis in this county and elevated readings come up more often than buyers expect. Your neighbor's result doesn't predict yours. Every home needs its own test, new construction included.
Adding radon testing to your inspection costs $150. If levels exceed 4 pCi/L, the EPA action level, a mitigation system typically costs $800 to $1,500. That's a reasonable item to document before closing. It's much harder to address after.
Learn About Radon Testing →Radon facts for Clackamas buyers
#2
Second-leading cause of lung cancer in the U.S.
After smoking. Responsible for about 21,000 deaths per year nationally.
48h
Test takes 48 hours
Continuous electronic monitor placed at the start of the inspection. Digital results delivered promptly.
$150
Added to your inspection
Standalone testing is $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 Home Inspection FAQs
Questions buyers in Clackamas and Clackamas County ask most before booking.
Clackamas home 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. Most homes fall in the $495 to $645 range. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
The most consistent findings in Clackamas are: crawlspace moisture and failed vapor barriers in pre-2000 homes, CPVC plumbing failure in homes from the late 1980s through mid-2000s, Federal Pacific or Zinsco electrical panels in 1960s through 1980s homes, roofing at or past service life, and elevated radon. EPA rates Clackamas County as Zone 3, but individual homes still test high. These aren't edge cases. They come up regularly.
Yes. EPA rates Clackamas County as Zone 3, but individual homes still test high. Elevated readings still turn up here, so it is not a theoretical concern. Radon testing is $150 when added to your inspection. Standalone testing is $225. If levels are elevated, you have documented information about radon levels before closing. Skipping the test means you own the problem after you close.
CPVC was widely used for interior supply plumbing in homes built from the late 1980s through the mid-2000s in the Pacific Northwest. In crawlspace conditions, it becomes brittle as it ages and can crack under minimal stress. In Clackamas County homes from this era, CPVC condition is one of the first things I check. Partial or full replumbing typically runs $8,000 to $20,000+ depending on home size and accessibility.
Most Clackamas home inspections take 2.5 to 4 hours depending on size, age, and condition. Older ranch homes with original systems and full crawlspaces tend to run longer. That's not a problem. It's what thoroughness looks like. You're welcome to attend the entire inspection or join for the walkthrough at the end.
Thermal imaging is included at no extra charge on every inspection. In Clackamas County, the infrared camera is especially useful for crawlspace moisture conditions. It shows temperature differences that can point to moisture migration through the floor system that's invisible from below. Learn more about thermal imaging.
Certified Master Inspector® (CMI®) is a board-certified designation from the Master Inspector Certification Board. To qualify, an inspector needs at least three years in the inspection business, 1,000 or more fee-paid inspections and hours of training and education combined, completed professional education, agreement to the board's code of ethics, and consent to periodic criminal background checks. Russ is Oregon City's only Certified Master Inspector® with 10+ years of home inspection experience and 100+ inspectors trained. Learn more about the CMI® designation.
Your report is delivered through Spectora with high-resolution photos of every significant finding, severity ratings, and plain-language explanations. The priority is accuracy and detail. Most reports go out the same day. After you receive your report, call or text with any questions. Unlimited follow-up is included.
Yes. Trusted Home Inspections is veteran-owned and takes 10% off the inspection fee for veterans, active duty, reservists, National Guard members, and military families. Use code MILITARY10 when booking. 10% off the inspection fee is also available for police, fire, EMTs, paramedics, and dispatchers, active or retired. Use code RESPOND10. See full details at trustedhome.org/military-discount.
That decision is yours and your agent's to make, and the inspection contingency period is when you have it to make. After closing, you don't. The report is your documentation. Russ is available after delivery to help you understand what is critical, what is manageable, and what requires a specialist to evaluate further.
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.
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