Home Inspection Checklist for Portland Real Estate Agents:
What to Expect and How to Prepare
A well-run inspection starts before the inspector arrives. Here’s what agents need to know, from scheduling through the final report.
Knowing what an inspection involves, before it happens, makes you a better agent. You can prep sellers, set buyer expectations, know what questions to ask, and understand what the report is telling you when it arrives.
This post is a working reference. It covers what inspectors examine, how to prepare a property, what to expect on inspection day, and what add-ons are worth discussing with clients. It’s built for agents who work the Portland metro and SW Washington, where older housing stock and a specific climate create conditions that come up on inspections regularly.
Keep it. Use it before transactions.
What Gets Inspected
A standard home inspection covers all accessible, visible systems and components. That phrase (accessible and visible) matters. The inspector examines what they can see and reach. Anything concealed behind walls, buried underground, or blocked by storage doesn’t get inspected. That’s not a limitation unique to any one inspector; it’s the nature of visual inspection.
Here’s what gets covered on every inspection:
Roofing. The inspector examines the roof covering, flashing, gutters, downspouts, skylights, and any roof penetrations. Russ walks roofs when it is safe to do so and uses a drone when it isn’t.
Attic. Structural components, insulation, ventilation, and any signs of moisture intrusion or pest activity. The attic is where roofing problems, condensation issues, and HVAC problems often show themselves first.
Exterior. Siding, trim, caulking, windows, doors, grading near the foundation, walkways, steps, and decks or porches. The exterior is the home’s first line of defense against weather.
Foundation and structure. Visible foundation walls, floor framing, and any structural components accessible from the crawlspace. Signs of movement, settlement, moisture, or pest damage get documented.
Crawlspace. Vapor barrier condition, insulation, signs of moisture or standing water, wood rot, pest evidence, and any accessible plumbing or HVAC components below the floor.
Electrical. The service panel, wiring, outlets, switches, fixtures, and smoke detectors. GFCI protection, grounding, and panel condition are all evaluated.
Plumbing. Supply and drain lines, water heater, fixtures, water pressure, and visible signs of leaks or corrosion. Galvanized plumbing, which is common in older Portland homes, gets noted.
HVAC. Heating and cooling equipment, ductwork, filters, and exhaust systems. The inspector operates the equipment and documents its condition and apparent age.
Interior. Ceilings, walls, floors, windows, and doors in all accessible rooms. Stairways, railings, and interior safety concerns.
Insulation and ventilation. What’s present, where it’s located, and whether ventilation is adequate for the space.
That’s 120+ items across every inspection at Trusted Home Inspections, and thermal imaging is included at no additional charge on every inspection.
Real Inspection Photos
A Few Items From the Inspection List
Real photos from Russ's reports showing what gets documented in each system.
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Debris and pooled water in a gutter. Gutters and downspouts are part of the roofing check because they decide where roof water ends up. -
Stains on attic sheathing from past leakage. Roof problems often show up first from the attic side. -
A garage outlet without GFCI protection. GFCI is checked in garages, kitchens, baths, and exterior outlets on every inspection.
Preparing the Property: What Agents Need to Do
A well-prepared property gets a more complete inspection. When access is limited, the inspector documents what they couldn’t inspect, and that documentation creates questions later.
Here’s what needs to be in place before the inspector arrives.
- All utilities on (gas, electric, water)
- Electrical panel accessible and not blocked by shelving or storage
- Attic hatch clear and accessible (remove stored items if needed)
- Crawlspace access point clear and unlocked
- All interior rooms unlocked
- Water heater accessible
- HVAC equipment accessible
- All sinks, tubs, and shower units accessible
- Garage accessible
- Detached structures unlocked if included in inspection scope
- Pilot lights lit on gas appliances
- No pets in the home during inspection
- Seller not present during inspection (buyer’s inspection)
When sellers restrict access, intentionally or not, it creates problems. An inspector who can’t access the attic notes it as not inspected. Buyers and their agents then wonder what was up there. Better to have full access and a complete report than gaps that raise suspicion.
For pre-listing inspections, listing agents should go through this checklist with sellers before scheduling. Most access problems are not intentional. Sellers just haven’t thought about it.
What Add-Ons to Discuss Before Booking
The standard inspection covers a lot. But certain information requires separate services. These need to be requested when booking, not added after the inspector has already arrived.
Radon testing. A continuous radon monitor placed for a minimum 48-hour test, following EPA testing protocol. Booked as an add-on to the inspection. Radon is odorless and invisible. Testing is the only way to know if levels are elevated. It’s worth discussing with buyers for any home, and strongly worth discussing for homes with basements or below-grade living space.
Mold air quality testing. Two indoor air samples plus one outdoor control sample are collected and analyzed by Sporecyte, an accredited laboratory. Results take a few days. This is appropriate when there are visible signs of mold, a history of water intrusion, or musty odors. It’s a separate service from the inspection itself.
Pool and spa inspection. In-ground pools and in-ground spas can be added to any inspection. Free-standing hot tubs are not inspected.
Pest inspection. Not part of a home inspection, and not a service Trusted Home Inspections offers. A licensed pest inspector handles the formal report.
Sewer scope. Not part of a standard inspection, and arranged separately through a plumber, but strongly recommended for homes more than 30 years old. A camera goes into the sewer line and documents condition. Failing clay tile lines and root intrusion are common in older Portland neighborhoods.
Detached structures. Small detached garages, sheds, or workshops can be added to the inspection. Large detached structures are priced separately.
| Service | With Inspection | Standalone |
|---|---|---|
| Radon Testing | $150 | $225 |
| Mold Air Quality (2 air + 1 control) | $245 | $445 |
| Additional air sample | $75 | – |
| Pool and Spa | $295 | $395 |
| Small detached structure | $50 | – |
| Large detached structure | $100 | – |
| Re-inspection | $245 | $245 |
The best time to discuss add-ons is when the transaction goes under contract, before the inspection is booked. That way nothing gets left out.
On Inspection Day
Plan for two to four hours. Larger or older homes may run longer. Don’t schedule other appointments that conflict with the inspection window.
Buyers should attend, arriving near the end for the walkthrough. That walkthrough with the inspector is not optional if you want your clients to actually understand the report. Context that takes a paragraph to explain in writing takes ten seconds to explain in person. Buyers who attend inspections are better equipped to ask good questions and make informed decisions.
Agents can attend too. An agent who has walked dozens of inspections reads reports faster, understands findings better, and serves their clients better. It’s worth the time investment.
During the inspection, let the inspector work. Questions are welcome. Most inspectors welcome engaged buyers and agents. But the walkthrough isn’t the time for the agent to explain findings away or minimize things the inspector hasn’t finished assessing yet. Let the inspection happen first.
At the end, the inspector typically does a brief summary walkthrough. This is a good time for questions. Get clarity on anything that needs it before you all leave the property.
After the Inspection: What to Expect from the Report
Russ delivers detailed reports with photos and video. Most are ready the same day as the inspection. When you get the report, read it before your client calls you with questions. All of it, not just the summary.
The report documents what was found. It doesn’t rank findings by how much they’ll cost or how they affect the transaction. That context (what matters most in terms of the deal) is where your judgment as an agent comes in.
If the inspector recommends specialist evaluation for something, take that seriously. It means the visual inspection surfaced a condition that needs a different kind of expertise to fully assess. A structural engineer, a licensed plumber with a scope, or a licensed electrician may be needed. Schedule those consultations early in the contingency period, not at the end.
Inspections are only as useful as the information that flows from them. Read the full report. Follow up on specialist recommendations. And give your clients the time they need to understand what they’re looking at before any deadlines arrive.
For agents who want to see what a full Trusted Home Inspections report looks like, the sample reports page is a good starting point. For full details on what’s included with every inspection, see the buyer’s home inspection page. To schedule, use the online scheduler or check out the realtor resources page for more agent-focused content.
Portland Home Inspection Checklist FAQ
