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.
Sandy, Oregon Home Inspection: Know More Before You Buy
Sandy's mix of older rural homes, 1990s subdivisions, and foothills terrain produces inspection findings you won't see on every report. Crawlspace moisture, aging cedar shake roofs, wood stoves, and signs of possibly unpermitted work are the norm here, not exceptions. 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 Sandy crawlspaces.
Sandy Know-How
These Homes Have History. So Do I.
Sandy, Oregon
Sandy sits at the base of Mount Hood at roughly 1,000 feet elevation, and that geography shapes everything about how homes behave here. The market is a real mix: acreage parcels with farmhouses built before anyone thought about vapor barriers, tight 1990s subdivisions near downtown, and newer construction on the outer edges. Each has its own risk profile. Sandy is part of Clackamas County, and almost every home here has a crawlspace, which in Sandy's climate means moisture is never a small concern. Buyers also frequently compare inspections in nearby Estacada, Damascus, Happy Valley, Oregon City, Milwaukie, and Gresham. Sandy buyers often pair their inspection with radon testing and mold testing given the area's wet climate.
Ten years of inspections, and I'm a licensed general contractor. Difficult, high-end framing is my specialty. I've also replaced roofs, run wiring, poured concrete, waterproofed showers, set tile, hung drywall, and replaced siding and windows. Out here that background matters most for the work nobody pulled a permit on, which is a good share of what I find.
When I walk a 1980s Sandy home, I'm looking for Federal Pacific or Zinsco panels, wood stove clearances that look too tight, CPVC plumbing at heat sources, and crawlspace conditions that go well beyond what a glance from the hatch can show. I physically enter every accessible crawlspace. Sandy's rainfall makes that non-negotiable.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free infrared thermal imaging. In a wet climate like Sandy's, that's not an optional extra.
Sandy Housing Market
$486,468
Median sale price
35 days
Median days on market
14
Homes sold per month
63
Homes for sale now
Before You Buy
Sandy Homes by Construction Era
Sandy's housing stock spans farmhouse-era rural properties to 2010s subdivisions. Each era has its own materials, failure patterns, and inspection focus. Which of those you're buying decides most of what ends up in the report.
Pre-1965 Homes
Sandy's oldest homes are the farmhouse-era rural properties that existed long before modern subdivisions arrived. Post-and-beam framing, knob-and-tube or early-panel electrical, and perimeter drainage designed for farm use, not residential load. No vapor barriers. No moisture management. These homes were built for a different time and need a thorough eye to understand what's been updated and what hasn't.
Galvanized steel supply pipes are common in homes from this period. After 60-plus years of use, the internal diameter narrows from corrosion, water pressure drops, and fixtures discolor. Repiping the house often lands between $10,000 and $25,000. Cast iron drain lines have been in the ground just as long, and scale, joint seepage, and root intrusion are typical findings on homes of this era.
These properties sometimes include outbuildings, barns, or separate structures that were folded into the deal. Accessible outbuildings can be added to the inspection ($100).
Common findings in pre-1965 Sandy homes
Galvanized steel supply pipes
Rusted shut from the inside. Weak flow, colored water. Replacement can run $10,000 to $25,000.
Knob-and-tube or early panel electrical
Original wiring in some rural Sandy farmhouses. Insurance carriers frequently decline coverage until replaced.
No vapor barrier in crawlspace
Older foundations without modern waterproofing hold decades of Pacific NW moisture. Wood rot and pest damage are consistent findings.
Roofs at or past service life
Second or third covering by now, and cedar shake still turns up out here. Layer count and approximate age go in the report.
Cast iron drain lines
60-plus years underground. Scale, joint seepage, and root intrusion are common findings on homes of this era.
1965 - 1985 Homes
Sandy's early subdivisions near downtown grew during this period. Split-levels and ranches on smaller lots, the first neighborhoods that look like what most people picture when they think "Sandy." The electrical systems from this era are a priority finding: Federal Pacific and Zinsco panels appear regularly in homes from the 1960s and 1970s, and aluminum wiring shows up in some 1965 to 1974 builds.
Crawlspaces in this era often have minimal or no vapor barrier. Skip-sheathed roof decking under composition roofing is another period characteristic. And many homes were originally heated with oil furnaces that were later converted to gas, sometimes without proper permitting or flue relining. Those conversions get close attention on every inspection.
Polybutylene plumbing was also used in some Oregon builds from the late 1970s through the mid-1990s. Any home from this period that was built or remodeled in that window could have it. Spotting it during the inspection can help keep a $10,000 to $20,000 repipe from surprising you after move-in.
Common findings in 1965 - 1985 Sandy homes
Federal Pacific and Zinsco panels
Both carry a documented failure record and carriers act on it. Sandy's 1960s and 1970s stock is full of them.
Aluminum wiring (1965 - 1974 builds)
Expands and contracts differently than copper. Connection failures at outlets and switches are a fire risk if not properly managed.
Improperly converted oil-to-gas furnaces
Many Sandy homes were originally oil-heated. Conversions done without proper permitting or flue relining are recurring findings.
Crawlspace moisture
Minimal or absent vapor barriers in older Sandy crawlspaces. Sandy's rainfall of roughly 55 inches per year makes this a near-universal concern.
Polybutylene plumbing (where present)
Used in some Oregon builds from late 1970s through mid-1990s. Degrades with chlorine exposure. Replacement can run $10,000 to $20,000.
1985 - 2005 Homes
This is the bulk of Sandy's current housing stock. The subdivision build-out that filled in the neighborhoods around downtown, better electrical than earlier eras, and CPVC plumbing replacing galvanized in new construction. These homes look solid. But the systems that were new in 1995 are aging on schedule, and the first-generation composition roofs from this period are at or past their 25-to-30-year service life.
Cedar shake roofs from the 1980s are in the same position, accelerated by Sandy's heavy rainfall and moss growth. Deck ledger connections on homes from this era are a consistent finding, particularly on decks added after original construction. Wood rot at post bases and improper fastening to the house framing combine into a structural safety concern in Sandy's wet climate.
Permit gaps are also common for additions and garage conversions from this period. Clackamas County records for unincorporated areas show significant documentation gaps for work done in the 1980s and 90s.
Common findings in 1985 - 2005 Sandy homes
Roofs at or beyond service life
25-year composition shingles from 1995 to 2000 are near or past typical service life. Cedar shake roofs from the 1980s are in the same position. Replacement can run $10,000 to $20,000+.
CPVC plumbing brittleness
Hardens as it ages, fastest near the water heater and furnace. Hairline cracks at the fittings show up first.
Deck ledger connections and wood rot
Sandy's wet climate accelerates rot at deck ledger boards and post bases. Improper fastening combined with rot creates structural safety concerns.
Possibly unpermitted additions and conversions
Garage conversions, finished basements, and accessory structures frequently lack permit documentation in Clackamas County records. Permit records come from the separate property history report add-on.
HVAC systems at replacement age
Furnaces and heat pumps from the mid-1990s to early 2000s are at or near the end of their expected service life.
New Construction
Sandy's outer edges have seen new development since about 2010, with more in recent years. Buyers in new construction sometimes assume that a new home doesn't need inspection. Out here that assumption gets expensive quickly. The county looked at set stages during the build against a minimum standard. They don't evaluate the finished home.
New construction in Sandy and surrounding Clackamas County areas consistently shows grading that directs water toward the foundation on recently 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 to fix while you are still under contract, and the written report documents them.
The 11-month warranty inspection puts defects on paper while your builder's warranty may still cover them. The clock starts at closing. Schedule before you hit 10 months.
Common findings in new Sandy construction
Grading and drainage toward foundation
A lot graded last season settles back toward the house before the soil sets. Common and expensive post-close in Sandy's wet climate.
HVAC installation defects
Open duct seams, an exhaust vent left disconnected, a system nobody balanced at startup.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies that look fine from the outside. Sandy's rainfall makes these failures show up fast.
Insulation and ventilation gaps in attic
Thermal imaging can help spot these. Often invisible to the eye and may be covered by builder warranty if documented in time.
Radon (yes, even in new homes)
Clackamas County geology produces radon regardless of home age. A passive stack proves nothing on its own. Only the test does.
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
Sandy Area by Area
Sandy's neighborhoods span rural farmhouse parcels, tight 1990s subdivisions, and newer outer-edge development. Each has its own inspection profile.
Downtown Core
1950s - 1980s
The oldest residential streets in Sandy. Smaller lots, a mix of original bungalows and 1970s ranches, and the highest concentration of Federal Pacific and Zinsco panels in the city. Crawlspaces in this area often have minimal or no vapor barrier. A house like this needs a different day than anything built in the last 20 years.
1990s Subdivisions
1990s - early 2000s
The bulk of Sandy's housing stock. Better electrical than earlier eras, but first-generation composition roofs from this period are near or past their typical 25-to-30-year service life. HVAC systems are often near or past typical service life. Garage conversions and finished basements from this era often lack permit documentation. Deck condition is worth close attention in Sandy's wet climate.
Rural Acreage Properties
Mixed eras
Larger lots on Sandy's edges and surrounding unincorporated Clackamas County. Many still operate on well and septic, which require separate specialist evaluations. Outbuildings can be added to the inspection ($100). Hillside drainage and crawlspace moisture are nearly universal concerns on these parcels. Soil saturation at elevation stays higher and longer than anywhere in the metro.
Outer Edge & New Development
2010s - present
Sandy's newer subdivisions on land that was recently agricultural or forested. Grading on recently disturbed lots is a consistent finding here. HVAC installation defects, flashing errors, and insulation gaps in attics are the main focus in new construction. These are usually the builder's responsibility before you close, and a written report documents them.
Hillside and Forested Lots
Mixed eras
Elevated and forested parcels in and around Sandy carry the highest moisture exposure of any microclimate in the area. Soil stays saturated longer. Crawlspace conditions are more severe. Wildfire risk is also a factor on elevated lots, and some insurance carriers are closely reviewing coverage for properties in this zone. Exterior cladding, venting, and roofing all get documented with that context in mind.
Homes with Wood Heat
Mixed eras
Wood stoves and fire inserts are common across all eras in Sandy. Many installations predate current clearance codes. Missing hearth pads, insufficient wall clearances, damaged or unlined flues, and uncertified stove units are recurring findings, especially in homes built before 1990. A full chimney sweep is a separate specialty service, but everything visible and accessible gets documented in the inspection report.
Clackamas County Risk Factors
What Makes Sandy Homes Different to Inspect
Sandy's elevation, rainfall, and housing stock create inspection concerns that don't show up the same way anywhere else in the Portland metro.
Crawlspace Moisture
Sandy averages close to 55 inches of rainfall annually, nearly double the Portland metro average. At 1,000 feet elevation, temperatures stay cooler and soil stays wetter longer. On hillside lots, that moisture migrates toward foundations and gets trapped under homes with inadequate vapor barriers. Russ physically enters every accessible crawlspace. He's not working from a photo taken through the hatch. In Sandy, crawlspace findings drive some of the highest repair bills buyers face.
~55 inches annual rainfall, nearly 2x metro average
Radon: Test Every Home
EPA rates Clackamas County as Zone 3, but individual homes still test high. Crawlspace and basement construction is common here, and both give soil gas a path in. Radon is the second-leading cause of lung cancer in the U.S. You cannot smell or see it. The only way to know your home's level is to test. Old or new, the house you're buying gets tested. Passive mitigation systems in new construction can fail, and radon levels shift seasonally.
Zone 3 county, homes still test high
Wildfire Risk
Sandy's forested and elevated properties carry moderate-to-high wildfire risk on Oregon's risk maps. Insurance carriers are paying close attention to this designation in Clackamas County. On properties where wildfire exposure applies, the inspection documents visible exterior cladding, roof and gutter condition, and venting details. Visible defensible-space conditions are noted, but this isn't a wildfire assessment. This isn't a niche concern in Sandy. It's worth understanding before you close and before you call your insurer.
Relevant on elevated and forested parcels
Inspection Scope
What We Check in a Sandy Home
Every inspection covers the 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, cedar shake, 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. Wood stove and fire insert clearances included.
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 Sandy
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 comes up through crawlspace soil, cracks in the foundation, and around sump pits. Dirt-floor crawlspaces are common here, and they give soil gas a direct path in.
You cannot smell or see radon. The only way to know your home's level is to test. Some buyers assume a newer house, or one that already has a mitigation system, doesn't need a test. It still does. Those systems can fail, and the reading moves with soil, foundation type and how the house breathes. A number from the property next door tells you nothing about yours.
We recommend radon testing on every Sandy inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. Much simpler to resolve while the house is still under contract. It's much harder after.
Learn About Radon Testing →Radon facts for Sandy 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 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!!!
Common Questions
Sandy Home Inspection FAQs
What buyers out here ask before they book.
Sandy 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.
Sandy's mix of older rural homes and 1990s subdivisions produces consistent patterns: crawlspace moisture and undersized vapor barriers, aging cedar shake and composition roofs, Federal Pacific and Zinsco panels in homes from the 1960s to 1980s, improper wood stove and fire insert installations, and signs of possibly unpermitted additions from the 1980s and 90s. Sandy's climate also makes radon testing important for every home regardless of age or construction type.
Yes. Sandy sits in Clackamas County, which the EPA rates as Zone 3, but individual homes still test high. Crawlspace construction is common here, and crawlspaces give soil gas a path into the house. Radon testing is $150 when added to your inspection and $225 as a standalone test.
The standard inspection covers the home structure, systems, and components visible and accessible at the time of inspection. Septic systems and wells require separate specialist evaluations. Russ explains what to look for and who to contact for those tests during the walkthrough. Many Sandy rural properties still use private utilities, and buyers should confirm current utility connections before closing.
Yes. Wood stoves and fire inserts are common in Sandy. Russ inspects for improper clearances, missing or damaged hearth pads, and visible flue and firebox condition. A full chimney-sweep inspection is a separate specialty service, but Russ flags anything that warrants follow-up. Many Sandy installations predate current clearance codes, which makes this a priority item in older homes.
Most Sandy home inspections take 3 to 4 hours for a typical single-family home. Older homes, larger rural properties, or houses with crawlspaces, wood stoves, and outbuildings may run longer. Stay for the whole inspection or catch up with me for the walkthrough at the end.
Thermal imaging is included at no extra charge on every inspection. Russ includes it because Sandy's climate makes it necessary. In damp crawlspaces and older attics, the infrared camera regularly shows temperature differences that point to possible moisture intrusion and insulation gaps that visual inspection alone would miss. How infrared thermal imaging works in a home inspection →
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 a Certified Master Inspector® serving Sandy and the greater Portland metro with 10+ years of inspection experience and 100+ inspectors trained. What the Certified Master Inspector® credential requires →
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 (code: MILITARY10). 10% off the inspection fee is also available for police, fire, EMTs, paramedics, dispatchers, active or retired (code: RESPOND10). 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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