Russ did a wonderful job inspecting our house. He was very flexible with his scheduling and made time for us on a Sunday morning. His inspection was very thorough and detailed. I appreciated that he took extra time to walk us through everything and answer any questions that we had. He made several great suggestions to us for repairs/improvements. I have been through a couple of different inspections over the years and Russ' was the absolute best. I highly recommend him if you are a buyer and looking for a very detailed home inspector.
Code copied!
Manufactured Homes Aren't Like Site-Built. Your Inspector Shouldn't Be Either.
Manufactured homes follow HUD Code, not local building codes, and that difference changes what an inspection has to look at. Across Portland Metro and SW Washington, Russ Motyko inspects every system unique to manufactured construction, chassis to ceiling, as a licensed general contractor and a Certified Master Inspector®.
Save on your manufactured home inspection
Use code MANUFACTURED at checkout
HUD Code Know-How
Manufactured Homes Have Their Own Rules. I Know Them.
Portland Metro & SW Washington
Manufactured homes are built to HUD Code, a federal standard, which is a different rulebook than Oregon or Washington residential code. Different framing, different anchoring, different mechanical and electrical conventions. Walk one the way you'd walk a stick-built ranch and you miss the systems that matter most on these homes.
I have 10+ years inspecting homes across the Portland metro and SW Washington, and I am a licensed general contractor. I've worked on manufactured homes, mobile homes, and HUD-code multi-sections. I know what a sound chassis looks like, what a clean marriage wall seal looks like, and where soft floors tend to show up.
When I walk a 1990s double-wide on piers, I check the data plate, the anchoring, the belly board, and the marriage line first. Then I work through every standard system the way I would on any other inspection. The report you get covers both layers.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Free thermal imaging on every inspection. Bilingual in English and Russian.
Portland Metro & SW Washington Housing Market
4-county aggregate (Multnomah, Washington, Clackamas, Clark)
$557,217
Median sale price
37 days
Median days on market
2,228
Homes sold per month
8,613
Homes for sale now
Manufactured-Specific + Standard Systems
Every Major System. Every Accessible Area.
Manufactured homes have systems you won't find on a site-built house. I inspect all of them, plus every standard system a conventional home inspection covers. A home inspection is a visual, non-invasive look at the home's accessible systems on the day of the inspection, performed under Oregon and Washington Standards of Practice. It isn't a warranty or a code inspection, and some conditions can't be seen.
Chassis & Foundation
- Steel chassis rust, deflection & damage
- Pier spacing & blocking condition
- Tie-down anchors & straps
- Skirting, ventilation & access
- Settlement & leveling indicators
HUD Data Plate & Certification
- Data plate presence & legibility
- Wind zone, thermal zone & roof load zone
- HUD certification labels (exterior tags)
- Manufacturer & model verification
- Documentation for lenders & insurers
Belly Board & Vapor Barrier
- Tears, sagging & failed repairs
- Rodent & pest intrusion
- Ground moisture exposure
- Particle board subfloor condition
- Insulation displacement
Marriage Wall (Multi-Section)
- Centerline seal condition
- Section alignment & gaps
- Interior ceiling water staining
- Exterior shingle & cap continuity
- Mechanical & plumbing crossings
Electrical
- Main panel & breaker condition
- Service entrance & grounding
- Aluminum branch wiring (older homes)
- GFCI & AFCI protection
- Outlets, switches & fixtures
Plumbing & Water Heater
- Supply lines & belly-routed piping
- Drain, waste & vent lines
- Water heater age & condition
- Freeze damage & rodent intrusion
- Exterior connections & shutoffs
HVAC
- Furnace age & visible components
- Heat pumps & central AC
- Belly ductwork & trunk line
- Combustion air & exhaust venting
- Thermostat operation
Roof & Exterior
- Roofing material & approximate age
- Low-slope membrane & metal seams
- Penetrations, vents & flashings
- Siding, trim & skirting
- Gutters, downspouts & drainage
Thermal Imaging
- Possible moisture in walls & ceilings
- Belly board cold spots & air leaks
- Missing or compressed insulation
- Electrical hot spots
- HVAC duct leaks & airflow loss
Common Findings
What Goes Wrong in Manufactured Homes
These are the issues that come up most often in manufactured homes across the Portland metro and SW Washington. Some are routine maintenance. Others change what the home is worth taking on.
Floors & belly
- Particle-board subfloor sits on joists over the belly board, a wrap that holds the insulation.
- A torn belly lets ground moisture in. Wet particle board swells and turns soft.
Piers & anchors
- Steel I-beams under each section rest on stacked piers.
- Straps run from the frame to anchors in the ground. Straps rust and anchors loosen over time.
Marriage line
- A double-wide is two sections joined on site.
- The seam runs across the roof, ceiling, and floor. When its seals fail, water follows the centerline.
Electrical
- Many older homes have 60- or 100-amp service.
- Some were built with panel brands that have documented safety issues.
Plumbing
- Supply and drain lines often run inside the belly.
- Freeze damage and rodents cause slow leaks that can go unseen for years.
Data plate
- The HUD data plate is usually inside a kitchen cabinet, utility room, or closet.
- Lenders and insurers often ask for it.
Soft or Spongy Floors
The most common complaint in older manufactured homes. Tears in the belly board let ground moisture reach the particle board subfloor. Once particle board gets wet, it swells, loses strength, and eventually fails.
- Probe floors near plumbing fixtures
- Document belly board tears & repairs
- Thermal scan for signs of moisture
- Note vinyl flooring that may hide damage
- Note rim joist & subfloor decay
Anchoring & Tie-Downs
Anchoring deteriorates over time. Straps rust, anchors pull from the ground, and many older homes were never anchored to current standards. Oregon and Washington both have specific anchoring requirements.
- Corroded or broken straps
- Missing or loose ground anchors
- Pier spacing that looks off for the installation
- Improper pier placement
- Settlement & deflection signs
Failed Marriage Wall Seals
The seam where two sections of a double-wide meet is a known trouble spot. Sealants fail, the structure shifts, and water finds a path in. Interior ceiling staining along the centerline is a red flag.
- Roof centerline shingle condition
- Interior ceiling stains & cracks
- Floor seam gaps & height mismatches
- Wall separation at corners
- Sealant failure at exterior trim
Outdated Electrical Panels
Older manufactured homes were often built with 60-amp or 100-amp service that can't handle today's electrical loads. Some panels were brands with documented safety issues. A representative number of outlets gets tested.
- Federal Pacific Stab-Lok panels
- Undersized service for modern use
- Aluminum branch circuit wiring
- Missing GFCI in wet areas
- Improperly bonded grounding
Belly-Routed Plumbing
Plumbing routed through the belly is exposed to freeze damage in winter and rodent intrusion year-round. Slow leaks here go undetected for years and feed the same moisture problems that wreck the subfloor.
- Polybutylene pipe identification
- Freeze damage at exterior walls
- Heat tape & insulation condition
- Rodent chew damage on supply lines
- Water heater age & safety controls
Missing HUD Data Plate
The data plate is a permanent record of how the home was built. Lenders and insurers often require it. Missing or unreadable plates complicate sales, financing, and refinancing. I look for it on every inspection.
- Locate plate (kitchen cabinet, utility room, closet)
- Verify wind & thermal zone match
- Photograph for lender records
- Note exterior HUD certification labels
- Flag missing plates for IBTS replacement
Real Inspection Photos
From a Manufactured Home Inspection
Real photos from one of Russ's manufactured home reports near Woodburn, OR. Every report includes photos like these for each finding.
-
Pier blocks are meant to stand with their cores vertical. Laid on their side, they carry much less load, so a contractor should reset them. Improper floor beam support explained -
This drain under the bathroom was cracked and leaking, with some subfloor damage nearby. Belly plumbing is checked wherever it is accessible. -
Floor framing below the washer showed damage from a past or present leak. Water-weakened framing can lead to soft or sagging floors. -
Zinsco panels are known for breakers that may not trip when they should. An electrician should evaluate and replace this one. Why Zinsco panels get flagged -
A recent coating was already failing on this original roof. Coatings can hide wear, so a roofer should advise on replacement options.
Included on every inspection, no extra charge
Free Thermal Imaging. Included on Every Inspection.
An infrared camera picks up temperature differences the eye can't. On manufactured homes those can point to moisture against the belly board, missing insulation in floor cavities, and air leaks at marriage walls. In a climate this wet the camera earns its keep on almost every job, so it comes standard at no charge.
Possible moisture in walls and ceilings
Missing or compressed floor insulation
Electrical hot spots worth a closer look
HVAC duct leaks and airflow dead zones
Detailed Digital Reporting
A Report You Can Actually Use.
Your report should be clear enough to read in one pass and detailed enough to hand to a contractor, a lender, or your agent. Here's what every manufactured home inspection report includes.
Plain-Language Findings
Written for a homeowner, not a contractor. You'll know what each item means, why it matters, and what to do next.
Photos and Video on Every Finding
Visual proof of each issue noted, in context. Data plate photos, chassis shots, marriage wall closeups. Easy to share with a contractor or your lender.
Severity-Rated Items
Safety hazards, major defects, maintenance items, and informational notes. Sorted so you know what to prioritize.
See a Real Report
Browse a full sample inspection report. This is exactly what you'll get after your inspection, with the same format and same level of detail.
Inspection Day
What to Expect.
Most buyers in Portland and Vancouver have a 5- to 10-day inspection contingency. Here's how that plays out, start to finish.
1
Book the Inspection
Online or by phone, the day your offer is accepted. We can usually be on site within 48 hours.
2
Inspection Day
I work through the home for 2.5 to 4 hours, including a thorough look at the belly, chassis, and anchoring. Plan to join for the last 30 to 45 minutes for an in-person walkthrough.
3
Get the Report
Digital report through Spectora with photos, video, severity ratings, and plain language. Every finding gets written up properly before it goes out, and you get a delivery window when you book.
4
Make an Informed Decision
Now you know the home's visible condition. What you do next is up to you and your agent. Unlimited follow-up is included.
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.
Client Stories
What people say about Russ
Real reviews from clients across Portland Metro & SW Washington.
Russ was very detail-oriented and thoroughly inspected every inch of the house. His report made it easy to identify and address necessary repairs. We were very happy with his work, professionalism, and communication throughout the process. We would absolutely use him again for our one-year warranty inspection and any future inspections. Highly recommend!
We had two home inspections completed with Russ. The inspections were exceptionally thorough offering detailed insight into the homes. He did a great job with inspecting the entire roof and crawlspace. If I need another inspection, he would be my first call.
Russ did our 1 year warranty inspection and was absolutely amazing. Very thorough and found stuff that was never initially caught during our purchasing inspection. Thank you Russ!
I am a real estate agent in the Portland area that loves when my clients pick Russ. He has a non-alarmist way of describing his findings that helps each person to learn and understand in a better way. I appreciate his expertise and also, his sense of humor!
Great inspector! Honest and trust worthy
Highly recommend! Professional, thorough, and trustworthy are the words I would use to describe this business!!!
My wife and I had an excellent experience. They were professional, punctual, and extremely thorough. The report was detailed, well-organized, and delivered promptly, with clear photos. This inspection gave me complete confidence in my home purchase.
Very professional and honest inspector. Will not sugar coat the details. Very thorough and rigorous!
I can't recommend Russ enough, hands down, the most thorough, professional, and knowledgeable inspector out there!
Russ from Trusted Home Inspections is the best inspector ever. His report was so thorough and detailed that it made post inspection repairs and negotiations easy, reasonable and fair!!
Russ was a pleasure to work with. He communicated clearly, arrived on time, and conducted a thorough and detailed inspection. His professionalism gave me confidence in my home purchase decision.
Russ is fair, honest, and to the point. His extensive expertise is evident in his detailed reports. Nothing is missed!
Russ is a great inspector, honest, trustworthy, cares about his work being better than 'good enough,' and his expertise will be used in upcoming projects for family, friends, and coworkers!
We couldn't be happier! Russ was absolutely outstanding from start to finish, from the roof and attic to the foundation, electrical, plumbing, and everything in between. He did a radon test for us as well and the whole process was smooth.
Excellent home inspection service! Thorough, professional, and easy to understand. The inspector was patient, detailed, and provided a clear, well-organized report quickly. Highly recommend!
If you want an honest truth about any dwelling, call Russ. He will do his due diligence and put it in writing. 10/10 recommended
We had an excellent experience working with Russ. Professional, punctual, and extremely thorough. His report was detailed, easy to follow, and delivered promptly. We felt confident moving forward thanks to his expertise.
Russ is extremely knowledgeable and personable. I have used his services several times. In addition to his extensive experience, he also has a solid construction background, so he really knows what's what. Highly recommend!
If you're looking for an inspector who will do an honest, thorough inspection, choose Russ @ Trusted Home Inspection. I don't know of another person I could recommend over him. 10/10!
Russ is an outstanding inspector. Extremely thorough and very knowledgeable. He will crawl where others won't, and will see what others are blind to. Would 100% recommend his company to EVERYONE.
Russ was very detailed and found out way more details that were missed by other inspectors. He is very knowledgeable and detail oriented! Will definitely go with him next time I need an inspection.
Russ came recommended by our agent, and it's easy to see why. Compared to friends who recently bought homes and used other inspection companies, the level of detail here was unmatched. We have no complaints and would absolutely work with them again.
Russ was fantastic. Very thorough, personably, and prompt. He even got up on a pretty steep roof in the rain, which I didn't expect. Would highly recommend him for your home inspection.
Russ was incredibly thorough, very friendly, and answered all of our questions. We are first-time buyers, and we felt very well taken care of by Russ. His report was super informative and detailed, and gave us great next steps. Thanks Russ!
Russ was incredibly thorough and detailed, and his inspection really made me feel more comfortable with my home purchase. Thank you, Russ!
Russ is very thorough and finds every little detail. Very honest inspector and I can rest assured knowing my home was inspected by him.
We had an excellent experience with our home inspector. He was professional, thorough, and took the time to explain everything clearly. The inspection was very detailed, and the report was easy to understand with helpful photos and recommendations. He identified issues that could have easily been missed and gave us confidence in our home purchase. I highly recommend his services to anyone looking for a knowledgeable and trustworthy home inspector. Thank you for the outstanding work!
Russ did a fabulous job inspecting our home. Not only was he thorough and professional, but he offered supportive follow-up via an in-depth 2-year maintenance calendar. He is a very clear communicator, very honest. Since living in the house, our experience noticing small quirks or repair items in the home matches Russ's inspection notes perfectly. Don't hesitate to work with him!
Russ did an 11 month warranty inspection for me and was incredibly thorough. He found over 50 items that needed to be addressed before the builder's warranty expired. What I appreciated most is that he actually listened to the concerns I raised and took the time to look into them. The report he gave was detailed and easy to follow, which made it simple to pass along to the builder. If you're looking for a home inspector who's meticulous and genuinely looks out for his clients, I would highly recommend Trusted Home Inspections.
Russ was AMAZING! Super thorough, responsive and gave us so much detail. The seller had done a pre-inspection and Russ did one for us as the seller. No comparison. We felt so confident going into negotiations and understanding everything. Hire Russ. You won't regret it.
Russ was great to work with! Timely, efficient and very easy to ask questions along the way. At the end of this inspection he answered all our questions without making us feel rushed! He made the whole process super easy and straightforward. Thank you!
A thorough and professional inspection. Russ answered all of my questions and made me feel confident about decisions that were required.
Super thorough and kind. Feel good with their assessment and feedback.
Russ is thorough, kind, and wants what is best for his customers. Highly recommend!
Excellent work, I am very pleased!!!
Thorough inspection and timely report
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.
Common Questions
Manufactured Home FAQs
Have a specific question? Call (971) 202-1311. Russ answers his own phone.
View the full FAQ →Manufactured Home Specifics
Manufactured homes are built to HUD Code rather than local building codes. The inspection focuses on systems unique to manufactured construction: the steel chassis, marriage wall connections, pier-and-tie-down anchoring, belly board condition, vapor barrier integrity, and HUD data plate check. Every standard system is also evaluated, just like a buyer's home inspection on a site-built home.
The data plate is a permanent label inside every HUD-code manufactured home. It lists the manufacturer, model, wind zone, thermal zone, and roof load zone the home was built to meet. Lenders and insurers often require it. I look for and photograph the plate on every inspection.
Yes. Every accessible tie-down, ground anchor, and strap is inspected for corrosion, improper installation, and missing components. Proper anchoring is a safety-critical system and a common deficiency in older manufactured homes in both Oregon and Washington.
The biggest concerns are soft floors from belly board moisture damage, chassis rust or deflection, failed marriage wall seals in multi-section homes, improper pier spacing, deteriorated vapor barriers, and outdated electrical panels. A professional inspection covers all of these and gives you a clear picture of the home before you commit.
Pricing & Booking
Manufactured homes are priced on the same square footage schedule as single-family homes. Starting at $395 for up to 1,000 sq ft and going up to $845 for homes up to 5,000 sq ft. Free thermal imaging is included at every price point. Use code MANUFACTURED at checkout for a discount. Full pricing →
Yes. Use code MANUFACTURED when booking online for a discount on your manufactured home inspection. The code is applied at checkout in the scheduler. Book online here or call (971) 202-1311 to mention it over the phone.
Yes. Trusted Home Inspections is veteran owned and takes 10% off the inspection fee for veterans, active duty, reservists, National Guard, and military families. Mention your service when you book. More details →
Add-Ons & Coverage
Yes. Radon testing can be added to any inspection, including manufactured homes. With an inspection, radon testing is $150. A standalone radon test is $225. Learn about radon testing →
Yes. I'm licensed in both Oregon (OCHI #1898) and Washington (DOL #1856) and inspect manufactured homes throughout Clark County, including Vancouver, Camas, Washougal, Battle Ground, and Ridgefield.
Yes, every time, no surcharge. On manufactured homes, the infrared camera is especially useful for spotting signs of moisture against the belly board, missing floor insulation, and air leaks at marriage walls. Thermal imaging details →
During & After the Inspection
Yes. Plan to be there for the last 30 to 45 minutes. I work through the home on my own first, then walk you through the findings in person. Seeing a soft floor or a failed seal in person is very different from reading about it later in the report.
2.5 to 4 hours, depending on size and access. Double-wides and triple-wides take longer because of the marriage wall and additional belly area. I don't rush.
Reports go through Spectora with high-res photos, severity ratings, and plain-language explanations. I write up every finding properly rather than racing a clock, and you get a delivery window when you book. After delivery, call or text any time with questions. Unlimited follow-up is part of the service.
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.
View All Service AreasBook your manufactured home inspection.
Serving Portland Metro & SW Washington. Available 7 days a week. Use code MANUFACTURED at checkout for a discount.
Check Pricing & Availability →