Wilsonville Homes Span Six Decades. Your Inspector Should Know Every One of Them.

From 1960s ranch homes near the original town center to brand-new builds along the I-5 corridor, Wilsonville's housing stock spans more eras than almost any city its size. It also straddles two EPA Radon Zone 1 counties. As a Certified Master Inspector® with 10+ years of inspection experience and 12 years of contractor experience, Russ knows what each era hides.

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Wilsonville Know-How

These Homes Have History. So Do I.

A Wilsonville Oregon home representative of the housing stock Russ inspects
Wilsonville, Oregon

Wilsonville grew in waves. The original 1960s and 1970s ranch homes near Town Center sit on crawlspaces that have been managing Pacific Northwest humidity for 50-plus years. The 1990s subdivisions off Boones Ferry Road brought builder-grade construction with CPVC plumbing. Villebois added high-density attached homes with complex rooflines in the 2000s. And new builds along the I-5 corridor are still going up today. Each wave has its own inspection profile, and I know all of them.

Not only do I have 10 years of inspector experience, I also worked as a contractor for 12. My specialty is difficult and high-end framing jobs, but I have replaced roofs, built and installed cabinets, ran wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors. That background means I read a home the way the crew that built it would, and I spot what they got wrong.

When I walk a crawlspace home in Wilsonville's older neighborhoods, I'm not peeking through the hatch and calling it done. I go in, photograph what I find, and document it in plain language. When I'm in a Villebois attached home, I'm looking at flashing around every roofline transition and checking the thermal camera against every exterior wall. The same attention goes into a new I-5 corridor build where nobody expects problems.

Wilsonville also straddles Clackamas and Washington Counties, both EPA Radon Zone 1. Every home here needs a radon test, not just the older ones. I hold Certified Master Inspector® certification (top 3% of the industry), Oregon OCHI license #1898, and Washington DOL license #1856. Free thermal imaging on every inspection.

Wilsonville Housing Market

$635,000
Median sale price
89 days
Median days on market
21
Homes sold last month
111
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center
Know What You Are Buying

Wilsonville Homes by Construction Era

Wilsonville has more housing eras packed into one city than most places in the Portland metro. Knowing which era you are buying into shapes what the inspection will focus on.

Pre-1965 Homes

The oldest homes in Wilsonville trace back to when this was a small interchange community along what is now I-5. These were mostly ranch-style homes on crawlspaces, built before Wilsonville incorporated as a city. If you're buying one, you're looking at a home that is 60 or more years old and has likely been updated piecemeal across several owners.

Galvanized steel supply pipes from this era corrode from the inside out. After six decades, internal diameter is often significantly reduced, water pressure drops, and discoloration at fixtures is a regular finding. Sewer lines from this period are cast iron and warrant a scope. Electrical panels may have been replaced once or twice, but the wiring behind the walls sometimes hasn't kept pace with those updates.

Crawlspaces are the biggest concern in homes this old. Vapor barriers from the 1960s were minimal at best. Ground moisture has had decades to work on framing, floor joists, and wood piers. I photograph everything down there and document exactly what I find.

Common findings in pre-1965 homes
Galvanized steel supply pipes
Corroded internally. Restricted flow and discoloration common. Replacement $10,000 to $25,000.
Cast iron drain lines
60-plus years underground. Scale, joint seepage, and root intrusion are consistent findings. Sewer scope essential.
Crawlspace moisture and wood rot
Older foundations without modern waterproofing manage decades of Pacific NW humidity poorly. Common finding in Wilsonville's original homes.
Patchwork electrical updates
Multiple decades of owner modifications that don't always meet current code. Older panels with newer branch circuits are a common pattern.
Roofs at or past service life
Often re-roofed once or twice. Age and layers are documented. Single-pane windows are also common.

1965–1985 Homes

Wilsonville started growing in earnest during this period, driven by its I-5 access and proximity to Portland. Suburban expansion brought families out from the city and new subdivisions that didn't exist a decade earlier. The homes from this era are now 40 to 60 years old, and their systems have aged accordingly.

Federal Pacific and Zinsco electrical panels show up occasionally in homes from this era. Both have documented safety concerns, and insurance carriers frequently flag or decline coverage on homes that still have them. Polybutylene plumbing is a risk in homes built or significantly remodeled between the late 1970s and mid-1990s. I check for it on every inspection. Finding it before closing avoids a $10,000 to $20,000 surprise later.

Crawlspace conditions in this era are mixed. Some homes have been updated with modern vapor barriers. Others are running on whatever was installed in 1972. Attic ventilation is undersized in many of these homes, and original vents are sometimes blocked by insulation added later.

Common findings in 1965–1985 homes
Federal Pacific and Zinsco panels
Documented safety concerns. Insurance carriers frequently flag or decline coverage. Found in Wilsonville's 1970s-era homes.
Polybutylene plumbing
Present in homes built or remodeled 1978 to 1995. Degrades with chlorine exposure. Full replacement $10,000 to $20,000.
Crawlspace moisture and vapor barrier deficiencies
Original barriers from the 1970s are frequently inadequate or damaged. Ground moisture reaches framing and causes wood decay.
Attic ventilation deficiencies
Undersized original vents, often blocked by insulation added later. Accelerates sheathing decay and can contribute to mold growth.
Roofing and sealant age
40-plus-year-old homes have typically been re-roofed once. Age, condition, and remaining life are always documented.

1985–2005 Homes

This is Wilsonville's peak suburban growth period. Large subdivisions rose off Boones Ferry Road. The town center area filled in. These homes are now 20 to 40 years old and have entered the maintenance phase that every house eventually reaches. They look solid. The systems that were new in 1995 are aging on schedule.

CPVC plumbing was widely used in Oregon new construction from roughly 1988 through the early 2000s. As it ages, it becomes brittle, especially at fittings and near heat sources. I look closely at every CPVC installation for cracking and improper support. Roofs from the early 2000s are at or near the end of their expected 25-year service life. Composite wood siding from the 1990s fails from the bottom up in the Pacific Northwest's wet climate. Deck ledger connections from this era are frequently missing proper flashing and hardware.

Common findings in 1985–2005 homes
CPVC plumbing brittleness
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign. Common throughout Wilsonville's 1990s subdivisions.
Composite wood siding failure
1990s hardboard and wood-fiber siding absorbs moisture in wet climates. Fails from the bottom up. Common in Wilsonville's Boones Ferry Road subdivisions.
Roofs at or beyond service life
25-year shingles from 1998 to 2003 are past expected lifespan. Replacement $10,000 to $20,000.
Deck ledger connection deficiencies
Missing proper flashing and hardware at ledger connections. A consistent code-era deficiency in homes with attached decks from this period.
Radon in every era
Clackamas and Washington Counties are both EPA Zone 1. Test every purchase regardless of home age.

Villebois and New Construction

Villebois brought high-density attached homes and neo-traditional designs to Wilsonville starting in the mid-2000s. The complex rooflines, shared walls, and slab-on-grade foundations create an inspection profile that's different from anything else in the city. Multiple roofline transitions mean more flashing points. Shared wall conditions require close attention. Below-grade moisture management matters on slabs.

Newer I-5 corridor builds continue to go up today. Some buyers assume a new home doesn't need inspection. That assumption is expensive when it turns out to be wrong. Municipal code inspections check minimum standards at specific construction phases. They don't evaluate the finished home. New builds in Wilsonville consistently turn up grading problems, HVAC installation defects, improper flashing at windows and doors, and insulation gaps in attics.

The 11-month warranty inspection is specifically designed for buyers who want to document defects before the builder's one-year warranty expires. The clock starts at closing. Schedule before you hit 10 months.

Common findings in Villebois and new construction
Roofline flashing failures
Complex Villebois rooflines have multiple valleys, dormers, and penetrations. Each transition is an opportunity for improper flashing installation.
Grading and drainage toward foundation
The most consistent finding in Wilsonville's newer planned communities. Settled soil sends water toward foundations instead of away.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems found regularly in new Wilsonville builds.
Insulation and ventilation gaps in attic
Thermal imaging finds these. Invisible to the eye and covered by builder warranty if caught in time.
Radon (yes, even in new homes)
Both counties Wilsonville straddles are EPA Zone 1. Passive mitigation systems require testing to confirm they actually work.
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

Wilsonville Area by Area

Each part of Wilsonville has its own housing age, character, and inspection focus. Here is what buyers typically encounter in each area.

Original Town Center Area
1960s – 1980s

Wilsonville's oldest residential area, with ranch-style homes on crawlspace foundations. These properties are 40 to 60-plus years old and carry the full slate of older-home concerns: crawlspace moisture, aging plumbing, electrical panels that haven't kept pace with updates, and roofs that have been re-covered at least once. They take longer to inspect because there is more to document.

Boones Ferry Road Subdivisions
1990s – early 2000s

Large subdivisions that defined Wilsonville's suburban growth period. CPVC plumbing is common and is now aging into its brittle phase. Composite wood siding from the 1990s fails from the bottom up in the Pacific Northwest climate. Roofing systems from this era are at or near the end of their service life. Deck ledger connections frequently lack proper flashing and hardware.

Villebois
Mid-2000s – 2010s

A master-planned community with high-density attached homes and neo-traditional designs. Complex rooflines create more flashing points than a standard suburban home. Shared wall conditions in attached units deserve close attention. Below-grade moisture management on slab foundations is different from what crawlspace homes require. These homes look well-built. That doesn't mean the inspection is simple.

I-5 Corridor New Builds
2010s – present

Ongoing new construction along Wilsonville's I-5 frontage. Brand-new doesn't mean defect-free. Grading and drainage problems are the most consistent finding. Improperly flashed windows and doors, HVAC installation shortcuts, and insulation gaps in attics turn up regularly in homes that have never been occupied. The builder's warranty covers these items, but only if you document them before closing.

Clackamas County Side
Mixed eras

The portion of Wilsonville in Clackamas County includes a mix of older and newer construction. Clackamas County carries EPA Radon Zone 1 designation. Buyers on this side of the city line should expect radon testing to be a standard part of the inspection, not an optional add-on.

Washington County Side
Mixed eras

The portion of Wilsonville in Washington County also carries EPA Radon Zone 1 status. Russ holds both Oregon OCHI #1898 and Washington DOL #1856 licenses, so he can inspect properties on either side of the county line. Most Oregon-based inspectors cannot legally work in Washington. Russ can.

Wilsonville Risk Factors

What Makes Wilsonville Homes Different to Inspect

Wilsonville's dual-county location, 60 years of housing growth, and Willamette River proximity create inspection concerns that are specific to this part of the Portland metro.

EPA Radon Zone 1 on Both Sides

Wilsonville is unusual in that it straddles Clackamas and Washington Counties. Both carry EPA Radon Zone 1 designation, the highest risk category in the country. That means regardless of which side of the county line your home sits on, radon testing is not optional. Radon is colorless and odorless. Passive mitigation systems can fail. The only way to know your home's level is to test. Every home, new or old.

Highest EPA risk zone on both sides of city

Crawlspace Moisture in Older Homes

A significant portion of Wilsonville's housing stock sits on crawlspace foundations. Ground moisture in the Pacific Northwest is relentless. Vapor barriers from the 1970s and 1980s have been managing that moisture for 40 to 50 years, and many are no longer adequate. I go into every crawlspace, no exceptions. Wood decay, pest activity, and degraded framing show up more often than buyers expect in homes that look fine from the surface.

Consistent finding in pre-2000 crawlspace homes

Floodplain Proximity and Drainage

Parts of Wilsonville sit near the Willamette River floodplain. That proximity affects how carefully I evaluate grading, surface drainage, and crawlspace conditions on properties in low-lying areas. In newer planned communities, soil that hasn't fully settled after development sends water toward foundations instead of away. Downspout placement, surface slope, and window well drainage are documented on every inspection regardless of home age.

Relevant on low-lying and developing lots
Full Scope Inspection

Everything We Check in a Wilsonville 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 Wilsonville Inspection

In Wilsonville's older crawlspace homes, thermal imaging finds moisture behind walls and in framing that looks dry from the surface. In Villebois and newer builds, it reveals HVAC leaks, insulation gaps, and moisture intrusion at flashing points. Included at no extra charge because this climate makes it necessary, not optional.

Learn More →
EPA Radon Zone 1 — Both Counties

Radon Testing in Wilsonville

Wilsonville is one of the few cities in Oregon that straddles two counties. Both Clackamas and Washington Counties carry EPA Radon Zone 1 designation, the highest risk category in the country. That means no matter which side of the city line your home sits on, the radon risk is real. Radon is a colorless, odorless radioactive gas that 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.

Many Wilsonville buyers assume that builder-installed passive radon mitigation systems in newer homes make testing unnecessary. They don't. Passive systems can fail, and radon levels vary by soil type, foundation design, and seasonal ventilation patterns. Your neighbor's result doesn't predict yours. Every home needs its own test, old or new.

We recommend radon testing on every Wilsonville inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. That's a straightforward item to address before closing. It's much harder to deal with after.

Learn About Radon Testing →
Radon facts for Wilsonville 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
Added to your inspection Standalone testing is $195. Add it at booking and save $45.

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No hidden fees, no surprise add-ons. Thermal imaging is included on every inspection.

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$545up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
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  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
  • Mold air sampling & lab results
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Common Questions

Wilsonville Home Inspection FAQs

Questions buyers in Wilsonville and the surrounding area ask most before booking.

Wilsonville 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 Wilsonville homes fall in the $495 to $645 range. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
Yes. Wilsonville straddles Clackamas and Washington Counties, and both carry EPA Radon Zone 1 designation, the highest risk level in the country. Radon is odorless and invisible. 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.
The most common findings vary by era. Older crawlspace homes frequently show moisture and vapor barrier deficiencies. 1990s homes often have aging CPVC plumbing and composite siding that's starting to fail. Villebois and newer planned community homes frequently show grading and drainage deficiencies. Deck ledger connection issues and attic ventilation problems appear across all eras. Thermal imaging is included on every inspection and often reveals hidden moisture behind walls that would not be caught by a standard visual inspection alone.
Yes. New construction inspection is one of the most valuable services for Wilsonville buyers. Municipal inspectors check code compliance on a tight timeline. They don't evaluate the finished home. Russ has found significant grading errors, improperly flashed windows, HVAC defects, and framing issues in brand-new Wilsonville homes that had never been occupied. We also offer an 11-month warranty inspection for buyers who want to document defects before their builder warranty expires.
Yes. Russ holds Oregon OCHI License #1898 and Washington DOL License #1856, so he can legally inspect on both sides of the state and county lines. Most Oregon-based inspectors cannot legally work in Washington. Russ can, and does regularly throughout the Portland metro and SW Washington.
Most Wilsonville home inspections take 2.5 to 4 hours depending on the size, age, and condition of the home. Newer slab-on-grade homes in Villebois tend to run toward the shorter end. Older crawlspace homes with detached structures add scope. You are welcome to attend the full inspection or join for the walkthrough at the end.
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. Russ includes it because the infrared camera consistently finds moisture, insulation gaps, and electrical anomalies that are invisible to the naked eye. In Wilsonville's mix of old crawlspace homes and new planned community builds, it's especially useful. 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 inspection experience and 100+ inspectors trained, serving Wilsonville and the Portland metro. 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.
Yes. Trusted Home Inspections is veteran-owned and offers a 10% military discount for veterans, active duty, reservists, National Guard members, and military families. A 10% first responder discount is also available with code RESPONDER10. 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 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.

Portland Gresham SE Portland NE Portland NW Portland North Portland Troutdale Bethany Sellwood Pearl District Fairview

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