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.
Forest Grove's Century of Housing History. Your Inspector Should Know Every Era.
Forest Grove has some of the oldest housing stock in Washington County, from early 1900s craftsman homes near Pacific University to post-war ranch houses, 1980s tract builds, and modern infill. Knob-and-tube wiring, galvanized pipes, LP siding, and crawlspace moisture each show up on their own schedule. As a Certified Master Inspector® with 10+ years of inspection experience and hands-on work as a licensed general contractor, Russ knows which era brings what.
Forest Grove Housing Market
$501,261
Median sale price
33 days
Median days on market
29
Homes sold per month
100
Homes for sale now
Forest Grove Know-How
These Homes Have History. So Do I.
Forest Grove, Oregon
Forest Grove is the oldest incorporated city in Washington County, and its housing reflects that. The blocks around Pacific University hold genuine early-20th-century construction: craftsman bungalows and foursquares where knob-and-tube wiring and galvanized pipes were the original standard. The post-war era added ranch homes through the 1950s and 1960s. The 1980s and 1990s brought suburban tract development along the Pacific corridor, some of it with LP hardboard siding and polybutylene plumbing that have since caused problems for owners. Recent infill continues on the city's east and south edges.
I have 10 years of inspector experience, and I am also a licensed general contractor. My specialty is difficult and high-end framing jobs, but I have replaced roofs, built, painted, and installed cabinets, ran wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors. That background lets me read what a builder did, and spot where they cut corners.
When I walk a pre-1950 craftsman in Forest Grove, I'm not just checking boxes. I'm sorting through layers of owner updates to figure out what was done right and what was patched over. I'm checking whether the knob-and-tube in the attic is still active or has been decommissioned. I'm going into the crawlspace because in this climate, that's where the story usually is. Most Forest Grove homes are crawlspace construction. Washington County gets around 40 inches of rain a year, mostly October through April, and older vapor barriers and sill plates don't handle that forever.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.
Before You Buy
Forest Grove Homes by Construction Era
Forest Grove spans more than a century of residential construction. The era your home was built in shapes what an inspection is likely to find. Here is what each period typically produces.
Pre-1965 Homes
This is where Forest Grove's character lives. The blocks around Pacific University hold some of the oldest housing in Washington County: craftsman bungalows, foursquares, and early ranch homes built when knob-and-tube wiring and galvanized steel supply pipes were the standard. These homes have had decades of owner-performed updates layered on top of original construction. Sorting out what was done right from what was patched over is the whole job.
Knob-and-tube wiring is common in homes from the 1920s through 1940s. It is ungrounded, cannot be safely insulated over, and does not support modern electrical loads. Most insurers require an electrician's evaluation before writing a policy on a home with active knob-and-tube. The galvanized steel supply pipes in these homes corrode from the inside out. After 70-plus years, water pressure drops, discoloration at fixtures is a regular finding, and full repipe typically runs $10,000 to $25,000. I check pipe material on every inspection. Older oil and gravity furnaces original to construction are also common. Pre-1950 Forest Grove homes take longer to inspect because there is more to document.
Common findings in pre-1965 homes
Knob-and-tube wiring
Ungrounded, cannot support modern loads. Insurance carriers often require electrician evaluation. Active K&T must be documented.
Galvanized steel supply pipes
Corroded internally after 60-plus years. Reduced pressure and discoloration at fixtures. Repipe typically runs $10,000 to $25,000.
Crawlspace moisture and wood rot
Older foundations without proper vapor barriers accumulate decades of Pacific NW humidity. Sill plate softening is common.
Oil or gravity furnaces near or past service life
Pre-1960 Forest Grove homes sometimes still have original heating equipment. Age, condition, and operation are documented.
Patchwork electrical and plumbing updates
Multiple decades of owner work that doesn't always meet current standards. Common in homes with multiple previous owners.
1965 - 1985 Homes
This era brought modest ranch and split-level homes to Forest Grove's east side. Original electrical panels from this period are often undersized by current standards, and Federal Pacific Stab-Lok panels, which carry documented failure concerns, are found in 1960s and 1970s construction throughout Washington County. Insurance carriers frequently flag or decline coverage on homes with these panels.
Aluminum branch circuit wiring appears in some 1970s homes. It's not dangerous when properly connected with aluminum-rated devices, but connections that have corroded or were made with copper-only devices are a finding that gets documented. Cast iron drain lines in older Forest Grove homes are also worth a sewer scope, particularly when the home's age and visible maintenance deferred suggest the drain system hasn't been evaluated in years.
Common findings in 1965 - 1985 homes
Federal Pacific and Zinsco panels
Documented safety concerns. Insurance carriers frequently flag or decline coverage on homes with these panels.
Aluminum branch circuit wiring
Present in some 1970s homes. Connections with corroded or copper-only devices are a documented concern.
Crawlspace moisture
Older vapor barriers and inadequate venting accumulate moisture on Washington County's wet crawlspace foundations.
Cast iron drain lines
50-plus years underground. Scale, joint seepage, and root intrusion are consistent findings. Sewer scope recommended.
Roofs at or past service life
40-plus-year-old homes have often been re-roofed once. Age, condition, and layers are documented in the report.
1985 - 2005 Homes
Suburban tract development along the Pacific corridor defines this era in Forest Grove. These homes are now 20 to 40 years old and have entered the maintenance phase. LP hardboard siding is the top material concern here. Louisiana-Pacific's hardboard product, widely used in 1980s and 1990s construction, absorbs moisture and fails from the bottom up, particularly around window trim and lower courses. Russ looks for LP siding and documents visible deterioration on every inspection.
Polybutylene plumbing appears in some late-1980s to early-1990s builds. It degrades with chlorinated water over time and can fail at fittings without warning. CPVC, used in Oregon new construction through the mid-2000s, becomes brittle near heat sources as it ages. Roofs from the early 2000s are at or near the end of their expected service life. Sealants around windows and doors have dried and cracked. These homes look solid, but the systems are aging on schedule.
Common findings in 1985 - 2005 homes
LP hardboard siding deterioration
Absorbs moisture and swells. Fails at lower courses and window trim. Common throughout Washington County 1980s-90s builds.
Polybutylene plumbing (where present)
Degrades with chlorine exposure. Fittings fail without warning. Identification before closing can help avoid a $10,000 to $20,000 surprise.
CPVC plumbing brittleness
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign.
Roofs at or beyond service life
25-year shingles from 1998 to 2003 are past expected lifespan. Replacement typically runs $10,000 to $20,000.
Crawlspace moisture, all eras
Washington County's wet winters are hard on vapor barriers. Russ enters every accessible crawlspace, every time.
New Construction
New infill and small subdivision development continues on Forest Grove's east and south edges. Some buyers assume 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 phases of construction. They don't evaluate the finished home.
New builds in Forest Grove still see grading that directs water toward the foundation on freshly disturbed lots, HVAC ductwork improperly sealed or sized, flashing errors around windows and doors, and insulation gaps in attics. These are usually the builder's responsibility before you close, and a written inspection report documents them.
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
Grading and drainage toward foundation
Freshly disturbed lots often drain toward the house rather than away. Common and expensive post-close.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems found regularly 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)
Washington County is EPA Zone 2. Radon depends on soil and foundation, not home age. Every home needs its own test.
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
Forest Grove Area by Area
Each part of Forest Grove has its own housing age, character, and inspection focus. Here is what buyers typically encounter in each area.
Downtown and Pacific University Area
Pre-1950
The oldest residential blocks in Forest Grove. Craftsman bungalows, foursquares, and early ranch homes where knob-and-tube wiring and galvanized pipes are still in service on some properties. Many of these homes have served as student rentals near Pacific University and show the effects of years of deferred maintenance. These take the most time to inspect and produce the longest reports.
Mid-Century East Side
1950s - 1970s
Post-war ranch homes and modest subdivisions east of downtown. Original electrical panels are often undersized, and Federal Pacific Stab-Lok panels appear in 1960s builds. Aluminum branch circuit wiring shows up in some 1970s homes. Crawlspace foundations are standard here and accumulate moisture without regular maintenance. These homes are solid but aging on a predictable schedule.
Pacific Corridor Tract Neighborhoods
1980s - 1990s
Suburban development along Pacific Avenue and the Highway 8 corridor. LP hardboard siding is the dominant material concern in this era. It absorbs moisture and fails from the bottom up, especially around window trim and at lower courses. Polybutylene plumbing appears in some late-1980s to early-1990s builds. Roofing systems from this period are at or near the end of their expected life.
Gales Creek and Rural Parcels
Mixed eras
Larger lots on Forest Grove's west and north edges, some with wells, septic systems, and outbuildings. These properties add scope to any inspection. Outbuildings can be added for $100. Well and septic evaluations require separate specialists. Rural parcels with older construction may still have private utility systems that haven't been evaluated in years.
South and East Infill
2000s - present
Newer subdivision development on the city's growing edges. Better code compliance than older eras, but new construction still benefits from independent inspection. Grading, HVAC installation, and roof flashing are consistent findings even in recently built homes. Radon testing matters here the same as anywhere else in Washington County.
Investment and Rental Properties
Mixed eras
Forest Grove's rental market near Pacific University includes a concentration of older homes that have seen heavy use and deferred maintenance. Investment property inspections get the same thorough treatment as owner-occupant purchases. If you are buying a rental near campus, the inspection scope and depth are identical.
Washington County Risk Factors
What Makes Forest Grove Homes Different to Inspect
Forest Grove's age, climate, and EPA radon designation create inspection concerns that are specific to this part of the Portland metro.
EPA Radon Zone 2
EPA rates Washington County as Zone 2, moderate radon potential, and individual homes still test above the action level. Radon is a colorless, odorless gas that seeps into homes through crawlspace soil, foundation cracks, and floor penetrations. It's the second-leading cause of lung cancer in the U.S. Forest Grove's crawlspace-dominated housing stock gives radon a direct path into living space. The only way to know your home's level is to test. The Zone 2 designation applies to every home here regardless of age.
EPA Zone 2, moderate potential
Crawlspace Moisture
Washington County averages around 40 inches of rainfall per year, most of it arriving between October and April. Most Forest Grove homes are crawlspace construction. Older vapor barriers deteriorate or were never installed correctly. Vents get blocked by debris or vegetation. Sill plates soften. Subfloor framing develops rot. This typically happens slowly and invisibly until it doesn't. Russ enters every accessible crawlspace and photographs conditions. Thermal imaging can point to moisture that the crawlspace itself doesn't show at the time of the visit.
Consistent finding across all eras
Aging Electrical Systems
Forest Grove has a large pre-1970 housing stock, and that era produces electrical concerns that newer cities don't see as often. Knob-and-tube wiring is still active in some craftsman-era homes. Federal Pacific Stab-Lok panels appear in 1960s builds. Aluminum branch circuit wiring shows up in some 1970s homes. These aren't automatic disqualifiers, but they all require documentation, context, and in some cases specialist evaluation before an insurer will write a policy.
Common in pre-1970 housing stock
Real Inspection Photos
Common Findings in Forest Grove Homes
Real photos from Russ's Forest Grove reports and other Washington County inspections, showing issues common in Forest Grove homes. Every report includes photos like these.
-
Standing water and signs of past pooling on a crawlspace vapor barrier. A drainage pro should find the source, such as grading or gutters. Pooled water in a crawl space -
An outlet tester showed the hot and neutral wires reversed. This wiring error is a shock risk and should be corrected by an electrician. What hot and neutral reversed means -
Wood rot in the trim below a window. Damaged trim can let water behind the siding and should be replaced. Where dry rot hides in a house -
A broken roof vent can let rain, debris, or pests into the attic. Several vents on this roof were cracked. What to check on a roof before an offer -
Splices belong inside a covered junction box. Loose ones in insulation are a fire and shock concern on older wiring. Exposed wiring without a junction box -
Ongoing crawlspace moisture can rot support posts from the bottom up. Crawlspace moisture is a common finding in Forest Grove homes. How water gets into a crawlspace
Inspection Scope
What We Check in a Forest Grove 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.
EPA Radon Zone 2
Radon Testing in Forest Grove
Washington County carries EPA Radon Zone 2 designation, moderate radon potential. Radon is a colorless, odorless radioactive gas produced naturally by uranium breaking down in soil and rock. It seeps into homes through crawlspace openings, foundation cracks, and soil contact. You cannot smell or see it. The only way to know your level is to test.
Forest Grove's crawlspace-dominated housing stock gives radon a more direct path into living space than slab-on-grade construction. Degraded vapor barriers and unsealed crawlspace penetrations make that path easier. Your neighbor's result doesn't predict yours. Every home needs its own test, new construction included.
We recommend radon testing on every Forest Grove inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system for a crawlspace home typically costs $800 to $1,500. That's a manageable item to address before closing. It's much harder to resolve after.
Learn About Radon Testing →Radon facts for Forest Grove 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
Forest Grove Home Inspection FAQs
Questions buyers in Forest Grove and Washington County ask most before booking.
Forest Grove 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. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
Crawlspace moisture is the most consistent finding across all eras. Beyond that, older Forest Grove homes frequently turn up knob-and-tube wiring, galvanized supply pipes near end of life, aging oil and gravity furnaces, and deteriorating LP hardboard siding in 1980s and 1990s builds. Homes near Pacific University that have served as rentals often carry years of deferred maintenance.
Yes. Forest Grove is in Washington County, which the EPA rates as Zone 2, moderate radon potential. Radon testing is recommended for all homes here regardless of age or foundation type. It can be added to any inspection for $150. Standalone testing is $225.
Knob-and-tube wiring is present in many Forest Grove homes built before 1950. It is ungrounded, cannot be safely insulated over, and does not support modern electrical loads. Most homeowners insurance companies require an electrician's evaluation before they will write a policy on a home with active knob-and-tube. Russ looks for it, documents what is visible, and provides context in the report. For more on older electrical systems, see the FAQ page.
Yes. Municipal inspectors check code compliance at specific construction phases. They don't evaluate the finished home. New Forest Grove builds still see grading that directs water toward the foundation, HVAC installation defects, flashing errors at windows and doors, and insulation gaps in attics. These are usually the builder's responsibility before you close, and a written inspection report documents them. We also offer an 11-month warranty inspection for buyers who want to catch issues before the builder warranty expires.
Most Forest Grove home inspections take 3 to 4 hours depending on the size, age, and condition of the home. Older craftsman homes near Pacific University often run longer due to age and complexity. Homes with large lots, detached structures, or full basements add scope. 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. Russ includes it because the infrared camera often shows temperature differences that point to crawlspace moisture, LP siding water intrusion, and electrical anomalies that are invisible to the naked eye. In Forest Grove's older housing stock, it earns its keep on nearly every inspection. 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, serving Forest Grove and all of Washington County. Learn more about the CMI® designation.
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. Mention your service when you book. 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.
View All Service AreasReady to Schedule Your Forest Grove Inspection?
Available 7 days a week. Online booking open 24/7.