Sellwood's Old Homes Are Beautiful. Your Inspector Should Know What's Underneath.

Sellwood-Moreland is one of Portland's most loved neighborhoods, and most of its homes were built before 1960. Craftsman bungalows and early ranch-style houses here carry decades of deferred maintenance, original systems, and soil movement that a checklist inspector will miss. As a Certified Master Inspector® with 10+ years of inspection experience and 12 years as a Licensed General Contractor, Russ knows exactly how these houses were built and where they fail.

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Russ Motyko, Certified Master Inspector performing a home inspection in Sellwood Portland
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Sellwood Know-How

These Homes Have History. So Do I.

A Sellwood-Moreland Portland bungalow representative of the older housing stock Russ inspects
Sellwood-Moreland, Portland

Sellwood-Moreland is Portland's version of a time capsule. The tree-lined blocks, the antique shops on Milwaukie Avenue, the Willamette River access — it's easy to fall in love fast. The homes here are mostly Craftsman bungalows and early American Foursquares from the 1910s through the 1940s, with a few 1950s ranches mixed in near the edges. These houses have real character. They also have galvanized pipes, knob-and-tube wiring, and crawlspaces that have been managing Portland's wet winters for 70 or 80 years without much help.

I have 10 years of inspection experience and 12 years of contractor experience behind that. My specialty was difficult and high-end framing jobs, but I've replaced roofs, installed drywall, waterproofed showers, set tile, replaced siding and windows, ran wiring, and poured concrete. When I walk a 1930s bungalow in Sellwood, I'm reading the house the way a builder does. I know which shortcuts were common in which eras, and I know where the moisture goes when the gutters back up.

Sellwood sits on sloped terrain that drains toward the Willamette. Lots along the bluff and on the uphill streets each manage water differently. Crawlspace moisture, foundation drainage, and wood rot from decades of ground contact are among the most consistent findings I write up in this neighborhood. Add the oil tank question — many Sellwood homes switched from oil heat generations ago but the tanks are still in the ground — and this is a neighborhood that rewards a thorough inspector.

I hold Certified Master Inspector® certification (top 3% of the industry), Oregon OCHI license #1898, and Washington DOL license #1856. Free thermal imaging is included on every inspection.

Sellwood Housing Market

$523,862
Median sale price
19 days
Median days on market
638
Homes sold last month
1,626
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center
Know What You Are Buying

Sellwood Homes by Construction Era

Sellwood's housing stock is some of the oldest in Portland. Most of it was built before World War II, and each era carries its own set of inspection concerns. Knowing which era you are buying into tells you what the inspector will focus on.

Pre-1945 Homes

The heart of Sellwood is pre-war. Craftsman bungalows, American Foursquares, and a few early Colonials line the blocks closest to Milwaukie Avenue and the river. These homes are often beautifully maintained on the surface. Underneath, they carry the original plumbing, electrical, and framing from 80 or more years ago. Some of it is fine. A lot of it isn't.

Knob-and-tube wiring is the most common electrical finding in this era. It was code-compliant when installed, but it's not rated for modern loads, it degrades with age, and many insurers won't write policies on homes where it's still active. Galvanized steel supply pipes corrode from the inside out. After 80 years underground, internal diameter is often significantly reduced. Discoloration at fixtures and low pressure at upper-floor bathrooms are the common signs.

Crawlspaces in these homes were not designed with modern vapor barriers or drainage. Portland's winter rain pushes moisture into any crawlspace that isn't actively managed. Wood rot, mold, and deteriorating pier-and-beam foundations are consistent findings. I physically enter every crawlspace and use thermal imaging to confirm what I find.

Common findings in pre-1945 Sellwood homes
Knob-and-tube wiring
Active or partially active in many pre-1945 homes. Degrades with age and is not rated for modern loads. Insurance eligibility often affected.
Galvanized steel supply pipes
Corrodes internally. Restricted flow and discoloration common. Full repipe runs $10,000 to $25,000 depending on home size.
Crawlspace moisture and wood rot
Pier-and-beam foundations without modern waterproofing manage decades of Pacific NW humidity poorly. Wood rot at sill plates and joists is common.
Decommissioned underground oil tanks
Many pre-war Sellwood homes heated with oil. Tanks were often abandoned in place when gas service arrived. Environmental specialist evaluation required when signs are present.
Roofing at or past service life
Often re-roofed once or twice. Age, layers, and flashing condition are always documented. Failed chimney flashing is a common moisture entry point.

1945–1965 Homes

Post-war construction in Sellwood added some ranch-style homes and expanded certain blocks near the park and Oaks Bottom. These homes are simpler in layout than the Craftsmans but share many of the same aging system concerns. Electrical panels from this era, particularly Federal Pacific and Zinsco panels, have well-documented safety issues. Insurance carriers frequently flag or decline coverage on homes with these panels.

Cast iron drain lines in homes from this period have been in the ground 60-plus years. Internal scale buildup, joint seepage, and root intrusion are consistent findings when scoped. I recommend a sewer scope on every pre-1970 Sellwood home. The galvanized supply pipe concern carries forward into this era as well, though some homes were partially or fully repiped over the decades.

Common findings in 1945–1965 Sellwood homes
Federal Pacific and Zinsco panels
Documented safety concerns. Insurance carriers frequently flag or decline coverage on homes with these panels.
Cast iron drain lines
60-plus years underground. Scale, joint seepage, and root intrusion are consistent findings. Sewer scope essential on pre-1970 homes.
Partial electrical updates
Older wiring behind walls sometimes remains when panels are replaced. Mix of generations in one system is a common condition in this era.
Crawlspace drainage and vapor barrier
Older vapor barriers fail over time. Sellwood's slope and clay soils push water toward foundations. Crawlspace condition always documented in detail.
Oil tank indicators
Post-war homes that heated with oil before gas arrived may still have abandoned tanks. Fill pipes, vent pipes, and oil burner remnants are the signs to look for.

1965–1990 Homes

Sellwood had relatively little new construction during this period compared to outer Portland suburbs. Most homes from this era in the neighborhood are either additions to existing lots or small infill builds on formerly vacant parcels. Some carry the polybutylene plumbing that was common in Oregon construction from about 1978 to 1995. Polybutylene degrades with chlorine exposure and fails without visible warning. Identification before closing prevents a $10,000 to $20,000 surprise.

Composite wood siding, used widely in Oregon from the late 1970s through the 1990s, absorbs moisture in wet climates and fails from the bottom up. Homes with original hardboard or wood-fiber siding from this era almost always show some degree of swelling, delamination, or paint failure at the lower courses and around windows. HVAC systems from this period are typically well past their expected service life.

Common findings in 1965–1990 Sellwood homes
Polybutylene plumbing
Present in some Portland builds from 1978 to 1995. Degrades with chlorine exposure and fails without visible warning. Replacement $10,000 to $20,000.
Composite wood siding failure
1970s and 1980s hardboard siding absorbs moisture in wet climates. Fails from the bottom up and around window openings.
HVAC systems at end of service life
Furnaces and heat pumps from this era have typically exceeded their 20 to 25-year expected lifespan. Replacement costs are documented in the report.
Deck ledger connection deficiencies
A common code-era deficiency on homes with attached decks from this period. Improper ledger attachment is a structural and safety concern.
Roofs at or near end of service life
25-year shingles installed in the 1990s are past expected lifespan. Flashing around chimneys and dormers is a consistent moisture entry point.

Post-1990 and Infill Construction

Sellwood has seen a wave of infill construction over the past 25 years. Older homes have been torn down and replaced with modern builds, and vacant or subdivided lots have added new houses to otherwise pre-war blocks. These newer homes have different inspection profiles than their neighbors, but "newer" doesn't mean defect-free.

Modern infill on small urban lots often has grading challenges. When a new home is dropped into an existing block, drainage patterns that worked for decades can get disrupted. I look closely at how water moves around the foundation relative to the adjacent properties and the street. CPVC plumbing, used widely in Oregon construction from about 1995 to 2005, becomes brittle with age near heat sources. Flashing errors at windows, doors, and roof penetrations are consistent findings in Portland infill from the late 1990s and early 2000s.

Common findings in post-1990 Sellwood infill
Grading and drainage disruption
Infill on tight urban lots can redirect drainage from adjacent properties toward the new foundation. Common on Sellwood blocks with mixed construction eras.
CPVC plumbing brittleness
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign in homes from the mid-1990s to mid-2000s.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies that look fine from the outside. Thermal imaging finds these that a visual inspection misses.
Roofing and sealant age
25-year shingles from 1995 to 2005 are at or past expected lifespan. Sealants around penetrations dry and crack in Portland's temperature swings.
GFCI and AFCI placement errors
Code-required locations for GFCI and AFCI protection changed multiple times between 1993 and 2014. Inspections document what is present against current standards.
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.

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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

Sellwood Area by Area

Sellwood-Moreland covers several distinct pockets, each with its own housing age and inspection focus. Here is what buyers typically encounter in each area.

Sellwood Core
1910s – 1940s

The original neighborhood around Milwaukie Avenue and the antique district. Craftsman bungalows and American Foursquares dominate. Knob-and-tube wiring, galvanized supply pipes, and crawlspace moisture are the consistent findings in this part of Sellwood. These homes have tremendous character and significant maintenance history. The inspection focuses hard on original systems and moisture management.

Sellwood Bluff
Mixed eras

Homes along the bluff above the Willamette enjoy elevated views and elevated drainage complexity. Sloped lots here channel significant runoff, and foundations on the hillside face lateral soil pressure that flat-lot homes don't. I document grading, retaining wall condition, and any signs of soil movement on every bluff property. The views are worth it. The drainage demands attention.

Moreland
1920s – 1950s

The Moreland side of the neighborhood sits slightly east and tends to have slightly larger lots and more ranch-style post-war builds mixed in with the bungalows. Federal Pacific and Zinsco electrical panels from the 1950s and 1960s are a finding I write up regularly in this area. Cast iron drain lines and older plumbing are common. These blocks are well-established and the homes are generally well-maintained, but age still shows in the systems.

Oaks Bottom Edge
Mixed eras

Properties near Oaks Bottom Wildlife Refuge sit adjacent to a wetland floodplain. Groundwater levels here can be higher than elsewhere in Sellwood, and crawlspace moisture management is a bigger concern. Older homes along this edge sometimes have sump systems that were added after the original build. I check drainage carefully on every property near the Refuge boundary.

Westmoreland
1920s – 1960s

Just west of Milwaukie Avenue, Westmoreland has a mix of traditional bungalows and slightly larger homes on bigger lots. The Crystal Springs Creek area adds some drainage variability. This part of the neighborhood sees the same original system concerns as the core, with the added note that larger homes from the 1940s and 1950s often had multiple electrical updates over the decades that don't always add up cleanly.

Modern Infill
1990s – present

Scattered throughout Sellwood, modern infill homes sit on lots where older homes were torn down. They look new and feel new, but they were built on urban lots with complex drainage histories. Flashing deficiencies, CPVC plumbing, and grading that doesn't account for the adjacent pre-war homes are the consistent concerns. A newer build in an older neighborhood still needs a thorough inspection.

Sellwood Risk Factors

What Makes Sellwood Homes Different to Inspect

Sellwood's age, terrain, and pre-war construction create inspection concerns you won't find in newer Portland suburbs.

Underground Oil Tanks

Portland's pre-war neighborhoods heated with oil. When natural gas service arrived in the mid-20th century, many homeowners switched fuels and decommissioned their oil tanks by abandoning them in place rather than removing them. Sellwood has a high concentration of these tanks. Signs include fill pipes along the exterior foundation, vent pipes on the side of the house, and oil burner remnants in mechanical rooms. When I see these indicators, I note them and recommend follow-up with an environmental specialist. An undisclosed tank can create significant liability for both buyers and sellers.

Common across pre-1960 Sellwood properties

Slope, Clay, and Drainage

Sellwood sits on sloped terrain above the Willamette, and much of Portland's SE sits on clay-heavy soils that don't drain well. Clay absorbs water slowly and swells when saturated, putting lateral pressure on foundation walls and pushing moisture toward crawlspace openings. On Sellwood's hillside lots, surface water from uphill neighbors can compound what would otherwise be a manageable drainage situation. I document grading slope, downspout discharge, window well drainage, and any signs of foundation movement on every inspection in this neighborhood. It's one of the most frequent findings in the area.

Consistent finding on sloped Sellwood lots

Original Electrical Systems

Knob-and-tube wiring is present in a significant share of Sellwood's pre-1945 homes. It's not always active, but when it is, it creates real insurance and safety concerns. Beyond knob-and-tube, Federal Pacific and Zinsco electrical panels installed in the 1950s and 1960s are a well-documented issue throughout Portland's older neighborhoods. Many insurers won't write new policies on homes with these panels. I test every outlet, identify wiring types visible in the attic and crawlspace, and document the panel in detail. Electrical is one of the areas where Sellwood homes demand the closest attention.

Knob-and-tube present in many pre-1945 homes
Full Scope Inspection

Everything We Check in a Sellwood Home

Every inspection covers all accessible systems and components, 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.

Free Thermal Imaging on Every Sellwood Inspection

In older Sellwood homes, thermal imaging finds crawlspace moisture migration, knob-and-tube wiring hot spots, insulation gaps in attics, and moisture behind walls that look fine from the outside. Included at no extra charge because this neighborhood makes it necessary, not optional.

Learn More →
Portland Metro Radon Risk

Radon Testing in Sellwood

Radon is present throughout the Portland metro, including Sellwood and SE Portland. Multnomah County sits in EPA Radon Zone 2, which means the risk is real and individual testing is the only way to know your home's level. Radon is a colorless, odorless radioactive gas produced by uranium breaking down in soil and rock. It seeps into homes through foundation cracks, crawlspace openings, and soil contact.

Sellwood's older homes have more potential entry points than newer construction. Crawlspaces with deteriorating vapor barriers, pier-and-beam foundations, and block foundation walls all create conditions where radon can accumulate. Crawlspace homes in particular can have higher readings than slab-on-grade construction. Your neighbor's test result doesn't predict yours. Every home needs its own test.

We recommend radon testing on every Sellwood inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system 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 Sellwood buyers
#2
Second-leading cause of lung cancer in the U.S. After smoking. Responsible for about 21,000 deaths per year nationally.
1 in 4
Portland metro homes test above EPA action level County designations show elevated risk. Individual testing is the only way to know.
48h
Test takes 48 hours Continuous electronic monitor placed at the start of the inspection. Digital results delivered promptly.
$150
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Common Questions

Sellwood Home Inspection FAQs

Questions buyers in Sellwood-Moreland and SE Portland ask most before booking.

Sellwood home inspections start at $395 for homes up to 1,000 sq ft and scale by square footage up to $795 for homes up to 5,000 sq ft. Most Sellwood bungalows and Craftsmans fall in the $445 to $545 range. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
Sellwood's older housing stock most often presents knob-and-tube wiring, galvanized steel supply pipes, crawlspace moisture and wood rot, aging roofing, decommissioned underground oil tanks, and foundation drainage issues on sloped lots. These are the systems we focus hardest on in every Sellwood inspection.
Yes, and this is one of the more important findings in Sellwood. Many pre-war homes in the neighborhood heated with oil. When gas arrived, the tanks were often abandoned in place rather than removed. Fill pipes, vent pipes, and oil burner remnants are the indicators I look for. When I see them, I note it in the report and recommend follow-up with an environmental specialist. An undisclosed tank can create significant liability for buyers and sellers alike.
Yes. Radon is a real concern throughout the Portland metro, including SE Portland and Sellwood. Older homes with crawlspaces create more radon entry points than newer construction. The only way to know your home's level is to test. Radon testing is $150 when added to your inspection. Standalone testing is $195. More information at our radon testing page.
Knob-and-tube wiring was code-compliant when installed, but it is not rated for modern electrical loads, it lacks a ground conductor, and it degrades with age. Active knob-and-tube is a safety concern, especially when covered with insulation or connected to modern loads through splices in the attic. Many insurers won't write new homeowners policies on homes where it's active. I identify and document all knob-and-tube present in every Sellwood inspection.
Thermal imaging is included at no extra charge on every inspection. Competitors in the Portland metro typically charge $150 to $250 for this as a separate add-on. In Sellwood's older homes, the infrared camera consistently finds crawlspace moisture migration, wiring hot spots, and insulation voids invisible to the naked eye. Learn more about thermal imaging.
The Certified Master Inspector® (CMI®) designation is the highest credential in the home inspection profession, held by the top 3% of the inspection industry. It requires a verified track record of completed inspections, education, and peer review. Russ is Oregon City's only Certified Master Inspector® with 10+ years of home inspection experience and 100+ inspectors trained, serving Sellwood and all of Portland. Learn more about the CMI® designation.
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.
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That decision is yours and your agent's to make. During the inspection contingency period, you can negotiate a price reduction, request repairs or credits, or walk away. None of those options exist after closing. 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 within a ~35-mile radius of Portland. Not sure if we cover your area? Just call.

~35-mile radius from Portland
Available 7 days a week
Dual-licensed OR & WA
Oregon state-licensed home inspector seal
Oregon Certified OCHI Lic. #1898
Washington state-licensed home inspector seal
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 exactly what to look for in each neighborhood.

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