Home Inspection Cost in Portland:
What to Expect
Exact pricing tables for single-family homes and condos, a full add-on menu, and an honest explanation of what you’re getting, and why some Portland inspections take longer than you’d expect.
Most buyers searching “home inspection cost Portland” want a straight answer. Here it is: for a typical single-family home in the Portland metro, you’re looking at $395 to $695 depending on square footage. Condos start lower. Add-ons are priced separately.
But “how much does it cost” and “what am I actually getting” are two different questions. The base price matters. So does what’s included. Thermal imaging, roof inspection, and moisture meter readings are included on every inspection here, at no additional charge.
This post lays out the full pricing picture: single-family rates by square footage, condo and interior-only rates, every available add-on, and a note on why Portland-area inspections sometimes run longer than a national estimate would suggest. For current rates, visit the pricing page.
What’s Included in the Base Price
Every inspection covers all major systems of the home. Structure, foundation, exterior, roof, attic, insulation, electrical, plumbing, HVAC, interior, built-in appliances: all of it. Nothing gets skipped to save time.
Three services are included at no additional charge on every inspection:
Thermal imaging. An infrared camera is used throughout the inspection to identify moisture intrusion, insulation gaps, electrical hot spots, and other conditions not visible to the naked eye. It is included at no additional charge on every inspection.
Roof inspection. The roof is walked when safely accessible. When it isn’t, a drone is used. Either way, you get a full roof evaluation, not just a look from the gutters.
Moisture meter readings. Every inspection includes moisture readings in areas prone to water intrusion: bathrooms, kitchens, around windows, at the base of exterior walls, and inside crawlspaces when accessible.
The report itself is detailed, with photos and video clips organized by system. Most reports are delivered the same day. See what the format looks like on the sample reports page.
Single-Family Home Inspection Pricing
Pricing is based on square footage. These are typical ranges for the Portland metro area. For current rates, always check the pricing page.
| Up to 1,000 sq ft | $395 |
| 1,001 – 1,500 sq ft | $445 |
| 1,501 – 2,000 sq ft | $495 |
| 2,001 – 2,500 sq ft | $545 |
| 2,501 – 3,000 sq ft | $595 |
| 3,001 – 3,500 sq ft | $645 |
| 3,501 – 4,000 sq ft | $695 |
| 4,001 – 4,500 sq ft | $770 |
| 4,501 – 5,000 sq ft | $845 |
| 5,001+ sq ft | Custom quote |
The step-up between tiers is $50 through most of the range, before any older-home adjustment. A 1,800 square foot home runs $495. A 2,800 square foot home runs $595. The jump to $770 at 4,001 square feet reflects the significantly longer inspection time required for larger homes with more systems, more square footage to cover, and typically more complex attic and crawlspace conditions.
Condo and Interior-Only Inspection Pricing
Condos and interior-only inspections are priced separately because they don’t include exterior, roof, or crawlspace evaluation. You still get the full interior scope (electrical, plumbing, HVAC, all interior systems, moisture readings, and thermal imaging), just without the components that aren’t part of your unit.
| Up to 1,000 sq ft | $295 |
| 1,001 – 1,500 sq ft | $345 |
| 1,501 – 2,000 sq ft | $395 |
| 2,001 – 2,500 sq ft | $445 |
| 2,501 – 3,000 sq ft | $495 |
| 3,001 – 3,500 sq ft | $545 |
| 3,501+ sq ft | Call for quote |
Not sure whether you need a condo or full inspection? If you’re buying a single-family home with a crawlspace or full exterior, you want the standard single-family rate. Condos in a shared building typically qualify for interior-only. If your property is unusual (a townhome with a private crawlspace, a ground-floor unit with exterior access), check with the inspector when you book.
Add-On Services: Pricing and When They’re Worth It
Add-ons are optional. Some are worth adding almost every time. Others make sense for specific property types or conditions. Here’s the full menu with prices when added to an inspection.
| Radon Testing (48-hour test following EPA protocol) | $150 |
| Mold Air Quality (2 inside air samples + 1 outdoor control) | $245 |
| Additional Air Sample | $75 |
| Surface Swab | $70 |
| Pool & Spa | $295 |
| Small Detached Structure | $50 |
| Large Detached Structure | $100 |
| Property History Report | $25 |
| Re-Inspection | $245 |
Radon testing ($150). Oregon has elevated radon risk in many areas. The test runs 48 hours and follows EPA protocol. Adding it at the time of inspection is efficient: you already have access to the home during your contingency period. Learn more on the radon testing page.
Mold air quality ($245). Two air samples inside plus one outdoor control sample, sent to Sporecyte, an accredited laboratory. If you’re seeing staining that might be mold, musty odors, or the home has had known moisture issues, this is worth adding. Additional samples are $75 each if you want to test multiple areas.
Pool and spa ($295). Covers in-ground pools and in-ground spas. The inspection covers equipment, surfaces, decking, electrical connections, and safety features. Free-standing hot tubs are not included.
Property history report ($25). Pulls permit records for the address from both BuildFax and BuildChek. Useful for identifying whether major work was permitted, though coverage varies by jurisdiction, so a missing permit is a question to ask rather than proof. At $25, it’s one of the best-value add-ons on the list.
Why Portland Inspections Sometimes Take Longer
Why Portland-Area Inspections Often Run Longer Than National Averages
- Many Portland homes were built before 1960, with older wiring, galvanized plumbing, and outdated panels that require more careful documentation
- Crawlspaces are common and often have moisture, vapor barrier issues, or structural concerns; full entry takes significantly longer than a visual check from the hatch
- Hillside properties add structural complexity and often have retaining walls, drainage systems, and access challenges
- Portland’s wet climate means more moisture-related findings to document, including attic condensation, crawlspace moisture, and water intrusion around windows and doors
- Older homes frequently have multiple generations of updates, repairs, and additions, each requiring individual evaluation
If you search for national inspection cost averages, you’ll see numbers in the $300-$400 range frequently cited. Those estimates reflect national medians across all market types, including newer construction in drier climates with simpler systems. Portland doesn’t work that way.
A 1942 bungalow in SE Portland with knob-and-tube wiring, galvanized plumbing, an unencapsulated crawlspace, and an aging oil-to-gas conversion is not the same as a 2010 new construction in Phoenix. The inspection scope is genuinely different. Pricing reflects that.
The buyer’s home inspection page has more detail on what the full inspection process looks like from start to finish.
Military Discount
Trusted Home Inspections is veteran-owned. 10% off the home inspection fee for veterans, active duty, reservists, National Guard, military families, police, firefighters, EMTs, and paramedics. Applies to the inspection fee. Add-on services like radon, mold, and pool are priced the same for everyone. One code per booking.
Home Inspection Cost FAQ
