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.
NW Portland's Homes Carry a Century of History. Your Inspector Should Know How to Read It.
Victorian Craftsmans on the Alphabet Streets, Pearl District condos, West Hills slopes with clay soil, and buried oil tanks hiding under basement floors. NW Portland is one of the most complex markets in the Portland metro to inspect. As a Certified Master Inspector® with 10+ years of inspection experience and hands-on work as a licensed general contractor, Russ knows what to look for in each one.
NW Portland Housing Market
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Homes for sale now
NW Portland Know-How
These Homes Have History. So Do I.
NW Portland, Oregon
NW Portland is one of Portland's most varied and demanding real estate markets. You have early-1900s Craftsmans on the Alphabet Streets, Victorian row houses near NW 23rd, Pearl District high-rises converted from warehouses, Slabtown infill next to century-old buildings, and hillside properties on the West Hills sitting on clay soil. Each of these requires a completely different inspection focus.
I have 10 years of inspection experience, and I am a licensed general contractor. My specialty was difficult and high-end framing jobs, but I have also replaced roofs, run wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors. When you come from that background, older homes look different. You read the finished surface for clues to what is behind it.
When I walk a 1920s Craftsman on NW Hoyt, I am reading the home like a builder: looking for what was done right, what was modified after the fact, and what previous owners may have tried to hide behind fresh paint. When I inspect a Pearl District condo, I am looking at the envelope, the HVAC, the unit finishes, and anything the HOA does not cover. Either way, you get that level of scrutiny on every inspection.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.
Before You Buy
NW Portland Homes by Construction Era
NW Portland's active market spans more than a hundred years of construction. The decade a home was built tells you almost everything about what the inspection will focus on.
Pre-1965 Homes
The bulk of NW Portland's single-family housing stock was built before World War II. The Alphabet Streets, Nob Hill, and the West Hills neighborhoods are full of Craftsman bungalows, Victorian-era construction, and mid-century homes that have been lived in and worked on by multiple generations of owners. The character is real. So are the systems that come with it.
Knob-and-tube wiring is one of the most common findings in this era. It was standard from roughly 1880 through the 1940s. The real concern is not age alone. It is what has been done to it since. Modified or overloaded knob-and-tube wiring carries fire risk. Buried under attic insulation, it can no longer shed heat. I document what I find so you can make an informed decision.
Underground oil tanks are a NW Portland-specific concern that does not show up on most city pages. Pre-1970s homes here were commonly heated by oil before converting to gas. Those tanks do not always get removed. A corroded, leaking tank means expensive soil remediation. The visual clues are often there if you know what to look for: fill pipes, vent pipes, patched floors.
Common findings in pre-1965 homes
Knob-and-tube wiring
Present in most pre-1950 NW Portland homes. Condition varies widely based on how it has been modified over decades.
Underground oil tanks
Abandoned in-ground tanks from pre-1970s oil heat. Leaking tanks mean soil contamination and costly remediation.
Galvanized steel supply pipes
Corroded internally after 60+ years. Reduced pressure, discolored water, eventual failure. Replacement typically runs $10,000 to $25,000.
Attic moisture and mold
Portland's wet climate drives condensation in poorly ventilated attics. Thermal imaging can show temperature differences the eye misses.
Patchwork electrical updates
Decades of partial rewires by multiple owners. Mixed panel types, ungrounded outlets, and unpermitted work.
1965 - 1985 Homes
NW Portland did not grow as rapidly as the suburbs during this era, but there are still ranch and split-level homes from this period throughout the district. These homes updated out of the older era's systems but landed in a different set of problems that are specific to construction from the 1960s through the early 1980s.
Federal Pacific Stab-Lok electrical panels were installed widely through the 1980s. Their breakers have a documented history of failing to trip during overloads. Insurance carriers frequently flag or decline coverage on homes with these panels. Finding one before you close gives you a documented issue, so you and your agent can decide next steps.
Homes from this era also carry the tail end of cast iron drain lines and sewer pipes that are now 50 to 60 years old. In NW Portland's tree-lined neighborhoods, root intrusion is a consistent finding when these lines get scoped. A sewer scope is a separate service but one I recommend on any home from this period.
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 (1965 - 1973)
Fire risk at connection points. Requires CO/ALR devices or full copper replacement.
Cast iron drain lines aging out
Root intrusion, scale buildup, and joint seepage in tree-lined NW Portland neighborhoods. Sewer scope essential.
Crawlspace moisture
Portland's rainfall and clay soils mean pre-2000 crawlspaces frequently have vapor barrier failures and wood rot.
Dry rot on wood siding and trim
Portland's wet climate accelerates wood decay at bases, window trim, and any horizontal surface collecting water.
1985 - 2005 Homes
New construction in NW Portland during this period was mostly infill: replacing older structures, filling lots between existing homes, and building in pockets that the earlier eras left behind. These homes look modern but are now 20 to 40 years old. Some of the most common findings are easy to miss without knowing what to look for.
CPVC plumbing was widely used in Oregon new construction from about 1995 through 2005. It becomes brittle over time, especially near heat sources and where water chemistry is more aggressive. Cracking at fittings is the early warning sign. Homes built in this era throughout NW Portland and the Pearl District area show this pattern regularly.
Composite wood siding is another concern across this era. Hardboard and wood-fiber siding products from the 1990s absorb moisture in wet climates and fail from the bottom up. By the time it looks bad, the damage behind it is usually worse than the surface suggests.
Common findings in 1985 - 2005 homes
CPVC plumbing brittleness
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign.
Composite wood siding failure
1990s hardboard and wood-fiber siding absorbs moisture in Portland's wet climate. Fails from the bottom up.
Roofs reaching end of service life
25-year shingles from 1998 to 2002 are now past expected lifespan. Replacement typically runs $10,000 to $20,000.
Deck ledger connection deficiencies
A common code-era deficiency in homes with attached decks from this period.
West Hills drainage and grading
Clay soil on hillside lots creates foundation and drainage concerns that are easy to miss without careful evaluation.
Pearl District and New Construction
The Pearl District transformed from an industrial warehouse zone into one of Portland's most desirable urban neighborhoods through the late 1990s and 2000s. Converted lofts, purpose-built high-rises, and new infill townhomes make up much of the housing here. Slabtown is going through a similar transformation right now.
Condo inspections in the Pearl are their own category. The HOA covers common areas, building envelope maintenance, and shared systems. Everything inside your unit walls is yours. That means unit-specific HVAC, plumbing, electrical, windows, and balconies all need evaluation. Water intrusion at balcony doors and transitions is a consistent Pearl District finding. So are HVAC deficiencies in converted warehouse units with non-standard configurations.
New construction townhomes in Slabtown and infill lots throughout NW Portland still show grading, flashing, and HVAC issues at the same rates as new builds elsewhere. New does not mean defect-free. The 11-month warranty inspection documents defects before your builder warranty expires.
Common findings in Pearl District and new construction
Water intrusion at balcony doors and thresholds
A consistent Pearl District finding. Improper flashing allows moisture into wall assemblies that look fine from outside.
HVAC deficiencies in converted units
Non-standard configurations in warehouse conversions often have improperly sized or poorly installed HVAC systems.
Grading and drainage on infill lots
Newly built townhomes on tight infill lots frequently have drainage directed toward foundations.
Flashing deficiencies at windows and roof transitions
Improper installation in new construction allows moisture into wall assemblies well before exterior signs appear.
Radon (yes, even in condos and new builds)
Portland's geology produces radon regardless of building type or 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
NW Portland Area by Area
Each part of NW Portland has its own housing age, character, and inspection profile. Here is what buyers typically encounter in each area.
Pearl District
Late 1990s - present
High-rise condos, converted warehouses, and new infill townhomes. Water intrusion at balcony doors and HVAC deficiencies in converted warehouse units are the most consistent findings. Condo inspections cover the unit interior and exclusive-use spaces. The HOA handles the rest. Starting at $295 for condos up to 1,000 sq ft.
Northwest District (Alphabet Streets)
1900s - 1940s
NW Flanders, Glisan, Hoyt, Irving: dense blocks of older homes with serious character and serious inspection profiles. Knob-and-tube wiring, galvanized plumbing, underground oil tanks, and aging foundations are routine findings here. This is where a builder-trained inspector makes the biggest difference.
Nob Hill
1910s - 1950s
Beautiful older homes with real history and layered maintenance records. Many have been owned by multiple families over the decades, each one adding work. I focus on what looks original, what looks like later owner work, and what the current systems actually look like under the hood. These homes reward thorough inspection.
Slabtown
Mixed eras, active infill
One of Portland's fastest-changing infill neighborhoods. New construction townhomes sit next to buildings from the early 1900s. New builds still need inspections. Grading, flashing, and HVAC issues show up in brand-new Slabtown construction the same way they do elsewhere. Do not skip the inspection because the home is new.
West Hills and Forest Park Adjacent
Mixed eras, hillside lots
Elevated homes with sweeping views, steep grades, clay soil, and retaining walls. Drainage, foundation movement, and slope stability are the key inspection concerns here. Tree root intrusion in sewer lines is common near Forest Park. Every accessible crawlspace gets a full physical entry.
Linnton
Early 1900s - 1960s
Older homes on the edge of NW Portland near the Columbia Slough corridor. Flooding history, moisture in crawlspaces, and aging systems are the focus here. Homes in this area have seen less turnover than the inner NW neighborhoods, which means systems may have been in place longer without being updated.
NW Portland Risk Factors
What Makes NW Portland Homes Different to Inspect
NW Portland's age, terrain, and construction history create specific inspection concerns that do not show up on most city pages.
Underground Oil Tanks
This is a NW Portland-specific hazard. Many homes here were heated by oil before switching to gas, and not every tank was removed. Abandoned tanks corrode over years and can leak into the surrounding soil. Remediation can run $20,000 to $100,000 depending on how far contamination has spread. Visual clues during inspection can flag likely candidates, but a tank sweep is the only way to confirm.
Remediation can run $20,000 to $100,000+
Knob-and-Tube Wiring
The Alphabet Streets, Nob Hill, and Linnton have some of the highest concentrations of pre-1950 housing in Portland. Knob-and-tube wiring was standard through the 1940s. The wiring itself is not always the issue. What matters is how it has been modified: improperly spliced, buried in insulation, or overloaded with modern electrical demand. The inspection documents what is visible and what the risks are.
Present in most pre-1950 NW Portland homes
West Hills Clay Soil and Slope Drainage
Hillside properties throughout NW Portland sit on Portland's characteristic clay soil, which swells when wet and shrinks when dry. On steep lots, this seasonal movement puts constant stress on foundations, retaining walls, and drainage infrastructure. Flagging signs of movement that call for a structural engineer is part of what a thorough hillside inspection does. Poor grading is a consistent finding on lots where landscaping has shifted over the decades.
Affects hillside lots across all eras
Real Inspection Photos
Found on Recent NW Portland Inspections
Real photos from Russ's NW Portland reports. Every report includes photos like these for each finding.
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An upper gutter draining onto the lower roof. The concentrated water wears shingles faster and raises the chance of roof leaks. How serious roof moss is in Portland -
Rot in exterior trim from long-term moisture. Decay can spread into the wall behind it, so replacing the soft wood was recommended. Where dry rot hides in Portland homes -
Moisture staining and corrosion inside a furnace cabinet. It suggests a leak from the coil or venting that an HVAC technician should track down. What furnace condensate rust means -
White mineral deposits and dampness show water seeping through porous concrete, typical of older Portland foundations. A waterproofing contractor was recommended. Why Portland basements leak -
High moisture readings around this toilet matched stains on the subfloor below, a sign of an active leak. A plumber was recommended. -
Discoloration consistent with mold in an attic means there is, or was, extra moisture. Poor ventilation is a common cause. What causes attic mold in Portland homes
Inspection Scope
What We Check in a NW Portland Home
Every inspection covers the major systems and accessible areas, roof to crawlspace. We physically enter attics and crawlspaces. We operate every system we can safely access. 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 NW Portland
EPA rates Multnomah County as Zone 2, moderate radon potential, and individual homes still test above the action level. 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.
Radon levels vary significantly from property to property based on soil conditions, foundation type, and ventilation. NW Portland's mix of basement homes, crawlspace homes, and ground-floor condo units all have different exposure profiles. Your neighbor's test result does not predict yours. Every home needs its own test.
We recommend radon testing on every NW Portland inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. That is a reasonable item to address before closing. It is much harder to resolve once the house is yours.
Learn About Radon Testing →Radon facts for NW Portland 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
NW Portland Home Inspection FAQs
Questions buyers in the Pearl District, Alphabet Streets, Nob Hill, and West Hills ask most before booking.
Single-family homes in NW Portland 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. Condos in the Pearl District and Slabtown start at $295. Free thermal imaging is included at every price point. See the full pricing page for all add-ons and specialty services.
NW Portland's older housing stock comes with a predictable set of concerns: knob-and-tube wiring in pre-1950 homes, Federal Pacific electrical panels, galvanized steel supply pipes, underground oil tanks abandoned when homes switched from oil heat, attic moisture from Portland's wet climate, and dry rot on wood siding and trim. Hillside properties in the West Hills also show clay soil movement and drainage concerns. These are the findings that matter most in this market.
Yes. Condo inspections cover the interior unit: electrical, plumbing, HVAC, windows, doors, and any exclusive-use spaces like balconies or storage. The HOA covers common areas. What happens inside your walls is your responsibility. Even newer Pearl District high-rises can have water intrusion at balcony thresholds or HVAC deficiencies inside individual units. Condo inspections start at $295. Learn more at trustedhome.org.
Many NW Portland homes built before the 1970s were heated by oil. When owners switched to gas, some tanks were simply abandoned underground. Over time those tanks corrode and can leak, contaminating soil and groundwater. Remediation can run $20,000 to $100,000 depending on how far contamination has spread. I look for visual clues during every inspection: fill pipes, vent pipes, and patched basement floor penetrations. Finding the clues before you close is far better than finding the problem after.
Not automatically. Knob-and-tube that has not been disturbed, modified without permits, or buried under attic insulation is a different situation than wiring that has been improperly spliced or overloaded with modern appliances. The inspection documents what is visible so you and an electrician can make an informed decision about what you are taking on. What I report is the condition, not a verdict on the deal.
Yes. Oregon has elevated radon risk and the Portland area is no exception. Radon is an odorless, colorless gas that rises through soil and builds up in lower levels of a home. The EPA recommends testing every home before purchase. Adding radon testing to your inspection costs $150. Standalone testing is $225. It is one of the lowest-cost protections you can add, given the health implications of elevated levels. Learn more at trustedhome.org/radon-testing-portland-oregon/.
Thermal imaging is included at no extra charge on every inspection. Russ includes it because in NW Portland's older housing stock, the infrared camera consistently shows temperature differences that can point to moisture intrusion, insulation voids, and electrical anomalies that are invisible to the naked eye. 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.
Most single-family NW Portland home inspections take 2.5 to 4 hours depending on size, age, and condition. Older homes in the Alphabet Streets, Nob Hill, and the West Hills tend to run longer because there is more to evaluate and document. Condo inspections in the Pearl District and Slabtown typically run 1.5 to 2.5 hours. You are welcome to attend the full inspection or join for the walkthrough at the end.
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.
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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