Home Inspection Costs in Portland:
A Buyer’s Agent Guide
Buyers ask about inspection costs early. Here’s how to answer that question accurately, and how to help them think through add-ons before the inspection is booked.
Buyers ask about inspection cost early. Usually before they’ve even found a home. And when they do, they’re often getting numbers from the internet that don’t reflect what they’ll actually pay in this market for a thorough inspection.
Your job as their agent is to give them an accurate picture. That means knowing the base pricing, understanding what drives cost up or down, and knowing which add-ons are worth discussing before the inspection gets booked.
This post covers all of that. Real numbers, based on current Trusted Home Inspections pricing for the Portland metro and SW Washington.
Base Inspection Pricing: Single-Family Homes
Inspection pricing for single-family homes is based on square footage. That’s the main variable. Bigger home, longer inspection, higher price.
| Square Footage | Price |
|---|---|
| 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 |
A typical Portland home in the 1,500 to 2,000 square foot range runs $495. That covers a full inspection of the accessible major systems and areas, including thermal imaging, moisture meter readings, and roof inspection. Those aren’t extras. They’re included. Older homes add a fixed amount, quoted at booking: $50 for homes built 1950 – 1979, $75 for 1920 – 1949, and $100 before 1920.
Many buyers in this market will be looking at $495 to $545 for the base inspection.
Condo and Interior-Only Inspections
Condos cost less than single-family homes because the scope is smaller. The exterior, shared systems, and building envelope are managed by the HOA. The inspection covers the interior unit, what the buyer is actually purchasing.
| Square Footage | Price |
|---|---|
| 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 pricing |
Buyers purchasing a condo in Portland’s Pearl District, South Waterfront, or elsewhere in the metro should expect to pay in the $295 to $395 range for most units. That includes the same interior thoroughness as a single-family inspection for the areas within scope.
Add-Ons: What to Discuss Before Booking
This is the part of the conversation most agents skip until it’s too late. Add-ons need to be requested when booking the inspection. The radon monitor needs to be placed at the start. The mold samples need to be collected during the inspection. A pool can’t be added after the inspector has packed up and left.
Have this conversation with buyers before they schedule, not after the report comes in.
| Service | With Inspection | Standalone |
|---|---|---|
| Radon Testing | $150 | $225 |
| Mold Air Quality (2 air + 1 control) | $245 | $445 |
| Additional air sample | $75 | – |
| Surface swab | $70 | – |
| Pool and Spa | $295 | $395 |
| Small detached structure | $50 | – |
| Large detached structure | $100 | – |
| Property history report | $25 | – |
| Re-inspection | $245 | $245 |
Which add-ons are worth discussing? That depends on the property and the client. Here’s a quick guide.
Radon testing. Recommend this for almost every buyer. Radon is the second leading cause of lung cancer in the U.S., is odorless and invisible, and testing is the only way to know. At $150 added to an inspection, it’s an easy decision. Especially relevant for homes with basements or below-grade living space.
Mold air quality testing. Worth discussing when there’s visible mold, a history of water intrusion, or a musty smell. Not necessary for every inspection, but important when those conditions are present. Results come from a lab and take a few days after sample collection.
Sewer scope. Not a Trusted Home Inspections service, but strongly recommended for older Portland homes. Clay tile sewer lines in the region are aging and prone to root intrusion and failure. Buyers should have a sewer scope done by a licensed plumber on every home, new construction included. Russ can provide referrals.
Pool and spa. If the home has an in-ground pool or in-ground spa, add this. The inspector checks equipment, electrical connections, decking, and visible structural condition. Free-standing hot tubs are a different scope and not included.
Discounts Worth Knowing
Military discount. Trusted Home Inspections takes 10% off the inspection fee for veterans, active service members, reservists, National Guard members, and their spouses and families. This applies to the base inspection and is not stacked with other discounts. If your buyer has served, mention it.
Discount codes. Codes NEWCONSTRUCTION and WARRANTY apply to new construction and warranty inspections respectively. These are niche but worth knowing for the right transaction type.
The military discount in particular comes up more than you’d expect. In the Portland metro and SW Washington, a lot of buyers have connections to the reserves, the National Guard, or veteran status from any branch. It’s worth asking.
What’s Actually Included at These Prices
Knowing what’s included matters when comparing prices.
At Trusted Home Inspections, the base inspection price includes:
- Accessible, visible major systems and areas
- Free thermal imaging with every inspection
- Moisture meter readings throughout
- Roof inspection, walked where accessible, drone otherwise
- Detailed, photo- and video-rich report
Drone coverage of roofs that can’t be walked is standard at Trusted Home Inspections.
Russ is a Certified Master Inspector®, board-certified by the Master Inspector Certification Board, with more than 3,000 inspections completed across the Portland metro and SW Washington. He’s dual-licensed in Oregon (OCHI #1898) and Washington (DOL #1856). He also holds a 5.0 rating on both Google and Yelp.
When buyers ask why one inspector costs more than another, the answer is often what’s included and who’s doing the work. The base price is not the whole picture.
Helping Buyers Think About Cost in Context
The inspection is one of the smallest costs in a home purchase. On a $500,000 home, a $495 inspection is about 0.1% of the purchase price. Buyers sometimes resist spending $150 on a radon test when they just wrote a check for $10,000 in earnest money.
Help them think about it proportionally. The inspection, including add-ons, is the moment when they get a clearer picture of the home’s visible condition. Information discovered now costs far less than the same information discovered after closing.
That’s not a pitch. It’s just true. And it’s something buyers understand when it’s explained plainly.
Go through add-ons before the inspection is booked, not after. Radon monitors need to be placed at the start of the test period. Pool inspection needs to be scheduled with the main inspection. There’s no good way to add these services after the inspector has left the property.
For full pricing details and to book an inspection, see the pricing page or use the online scheduler. For agents who want an overview of everything the inspection covers, the buyer’s home inspection page is the right starting point. More agent resources are available on the realtor resources page.
Home Inspection Costs Portland FAQ
