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.
Molalla's Homes Run Old and Deep. Your Inspector Should Know Rural Properties.
Molalla is 30 miles from Portland and a different world. Acreage properties, older rural homes, septic systems, and radon testing all shape what a home inspection here actually looks like. As a Certified Master Inspector® with 10+ years of inspection experience and hands-on work as a licensed general contractor, Russ knows what these homes carry.
Molalla Know-How
These Homes Have History. So Do I.
Molalla, Oregon
Molalla sits at the edge of the Cascade foothills, about 30 miles south of Portland. The housing stock here looks nothing like a Portland suburb. You'll find farmhouses from the 1940s and 1950s, ranch homes built through the 1970s, acreage properties on private septic and well systems, and a smaller share of the 1990s subdivision construction that dominates communities closer to the city. Older structures in the Molalla River valley have absorbed decades of Pacific Northwest moisture with varying levels of maintenance behind them.
I have 10 years of inspector experience, and I am also a licensed general contractor. My specialty is difficult and high-end framing jobs, but I've replaced roofs, built, painted, and installed cabinets, ran wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors. That background is what lets me read a Molalla farmhouse the way a builder does, and recognize the signs of 60 years of deferred maintenance.
When I walk an older rural property in Molalla, I'm not just running through a checklist. I'm looking at galvanized pipe that's been corroding internally for decades, crawlspace framing that's dealt with hillside groundwater and inadequate vapor barriers, electrical panels that predate modern load requirements, and wood rot in the decks and outbuildings that comes standard with tree cover and minimal maintenance history.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.
Molalla Housing Market
$444,788
Median sale price
36 days
Median days on market
7
Homes sold per month
27
Homes for sale now
Before You Buy
Molalla Homes by Construction Era
Molalla's housing skews older than most Portland-area communities. Each era carries a distinct inspection profile driven by the materials used, the codes in effect, and how rural Clackamas County properties have aged.
Pre-1965 Homes
These are Molalla's farmhouses and early rural homes, built when the area was still largely agricultural. Many sit on larger lots, some with outbuildings, wood sheds, or detached garages. They've been through multiple owners and often multiple rounds of patchwork updates, which makes the inspection more complex than it looks from the driveway.
Galvanized steel supply pipes are common in this era. They corrode from the inside out over decades, and by the time a home is 60 or 70 years old, the internal diameter is often severely reduced. Water pressure drops, discoloration at fixtures is routine, and the risk of failure rises with age. A full repipe typically runs $10,000 to $25,000. Cast iron drain lines in the ground for six decades have their own set of problems: scale buildup, offset joints, and root intrusion are all standard findings.
Electrical systems reflect decades of layered updates that don't always meet current code. Original panels may have been replaced once, but the wiring behind the walls hasn't always kept pace. And on properties that were once on private well and septic systems, the utility conversion history isn't always clean or complete.
Common findings in pre-1965 homes
Galvanized steel supply pipes
Corroded internally. Restricted flow, discoloration, and rising failure risk. Repipe typically runs $10,000 to $25,000.
Cast iron drain lines
60-plus years underground. Scale, root intrusion, and offset joints are consistent findings. Sewer scope essential.
Crawlspace moisture and wood rot
Older foundations without modern waterproofing manage decades of Molalla River valley humidity poorly.
Patchwork electrical updates
Multiple rounds of owner-performed work that doesn't always meet current code. Common in rural-to-residential conversions.
Wood rot in outbuildings and decks
Heavy tree cover and deferred maintenance on older rural structures means wood rot is the rule, not the exception.
1965 - 1985 Homes
Ranch-style homes and mid-century rural builds dominate this era in Molalla. The area was growing slowly, and most homes from this period sit on larger lots with mature landscaping that's had decades to push roots toward drain lines and foundation walls.
Polybutylene plumbing was used widely in homes built between 1978 and the late 1980s. It degrades with exposure to chlorine in municipal water supplies and fails suddenly, often at fittings and joints, without much warning. Identifying it before closing is critical. Replacement typically runs $10,000 to $20,000 depending on the size of the home. Federal Pacific and Zinsco electrical panels also appear in this era, and both are flagged by insurers for documented safety concerns.
Crawlspace moisture is a consistent finding in homes from this period built on sloped Molalla lots. Vapor barriers, if present at all, are aged and failing. Floor framing above shows it.
Common findings in 1965 - 1985 homes
Polybutylene plumbing
Common in homes from 1978 through the late 1980s. Degrades with chlorine exposure. Fails suddenly at fittings.
Federal Pacific and Zinsco panels
Documented safety concerns. Insurance carriers frequently flag or decline coverage on homes with these panels.
Legacy septic or well systems
Many rural-era properties outside Molalla town limits still on private utilities. Specialist evaluation required.
Crawlspace moisture
Failed or absent vapor barriers on sloped Clackamas County lots. Floor framing deterioration is a regular finding.
HVAC systems past service life
Furnaces and heat pumps from this era are well past expected 20 to 25-year lifespans. Replacement cost typically runs $8,000 to $18,000.
1985 - 2005 Homes
Some subdivision development came to Molalla during this period, along with residential infill on smaller lots closer to town. These homes are now 20 to 40 years old and have entered the maintenance window every house eventually reaches. They look solid. But the systems that were new in 1995 are aging on schedule.
CPVC plumbing, used widely in Oregon new construction from about 1995 through 2005, becomes brittle with age, especially near heat sources. I look closely at accessible CPVC piping for cracking at fittings and improper support. Composition shingle roofs from the late 1990s are at or near the end of their expected 25-year service life. Sealants around windows and doors from this era have dried and cracked. And in Clackamas County, radon is a factor in every home regardless of age.
Common findings in 1985 - 2005 homes
CPVC plumbing brittleness
Becomes brittle with age and heat exposure. Cracking at fittings is the early warning sign.
Composite wood siding failure
1990s hardboard and wood-fiber siding absorbs moisture in wet climates. Fails from the bottom up, especially with tree cover nearby.
Roofs at or beyond service life
25-year shingles from the late 1990s are past expected lifespan. Moss accumulation from tree cover accelerates wear. Replacement typically runs $12,000 to $25,000.
Radon in every era
EPA rates Clackamas County as Zone 3, but individual homes still test high. Test every purchase.
Deck ledger connection deficiencies
A common code-era deficiency in homes with attached decks from this period, especially in rural builds.
New Construction in Molalla
Molalla has seen some new residential development in recent years, with smaller subdivisions and infill lots added to areas closer to town. These homes are newer, but newer doesn't mean defect-free. Municipal code inspections check minimum standards at specific construction phases. They don't evaluate the finished home.
New builds in rural communities like Molalla sometimes show drainage issues related to lot grading on previously agricultural land, HVAC installation defects, and insulation gaps in attics. Radon is still a factor regardless of home age since the risk comes from the soil, not the structure.
If you bought a new Molalla home in the last year, the 11-month warranty inspection documents construction defects before your builder's one-year warranty expires. The clock starts at closing. Schedule before you hit 10 months.
Common findings in new construction
Grading and drainage toward foundation
Freshly developed lots on agricultural land drain toward the house. Common and expensive post-close.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems found regularly in new builds.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies that look fine from the outside.
Insulation and ventilation gaps in attic
Thermal imaging can show temperature differences that point to these. Often invisible to the eye, and may still be covered by builder warranty if documented in time.
Radon (yes, even in new homes)
Clackamas County geology produces radon regardless of home age. Test every purchase, new or old.
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
Molalla Area by Area
Each part of Molalla has its own housing age, character, and inspection focus. Here is what buyers typically encounter in each area.
Historic Downtown Core
Pre-1960s
Molalla's oldest residential streets, closest to downtown. Craftsman bungalows and early ranch homes on smaller lots. Galvanized supply pipes, cast iron drain lines, and patchwork electrical are the standard. These homes have been through multiple owners and rounds of updates that don't always add up consistently. Budget for systems that are at or near the end of their service life.
Established Subdivisions (In-Town)
1970s - 1990s
Ranch homes and split-levels on platted lots with mature trees and established landscaping. Polybutylene plumbing is possible in homes from the late 1970s through the late 1980s. Federal Pacific or Zinsco electrical panels appear in homes from this window. Roofs from the 1990s are approaching or past their expected service life, and CPVC plumbing from later in the era warrants close inspection.
Rural Acreage Properties
Mixed eras
Larger lots outside town limits, many still on private septic and well water. These properties add scope to any inspection. Outbuildings, detached garages, and barns can be added for $100. Well and septic evaluations require separate specialists. Wildfire risk is a factor on forested or elevated parcels in this part of Clackamas County. Radon testing is especially important on properties with crawlspace foundations.
Molalla River Valley Properties
Mixed eras
Homes along and near the Molalla River corridor deal with drainage conditions that most suburban buyers aren't used to thinking about. Hillside groundwater, seasonal flooding exposure, and soil that stays saturated longer than flatter terrain create crawlspace moisture findings that are more pronounced than in typical Portland-area homes. These properties need a different inspection approach.
Newer Residential Development
2000s - present
Smaller subdivisions and infill lots developed closer to Molalla's town center. These are newer homes, but that doesn't mean they don't need an inspection. Grading on recently developed agricultural land, HVAC installation quality, and radon testing are the main focus areas. For recent builds still under builder warranty, an 11-month inspection before the one-year mark is the best use of the coverage you're paying for.
Foothills & Timber Country Edge
Mixed eras
Properties on the eastern edge of Molalla, where the terrain rises toward the Cascades. Older farmhouses and rural homes at elevation, often with heavy tree cover. Wood rot, pest damage, and deferred exterior maintenance are common on structures that have gone through many wet seasons without regular upkeep. Wildfire risk is real on these parcels, and insurance carriers are increasingly attentive to it.
Clackamas County Risk Factors
What Makes Molalla Homes Different to Inspect
Molalla's older housing stock, rural character, and EPA radon designation create inspection concerns that are specific to this part of the county.
Radon: Test Every Home
EPA rates Clackamas County as Zone 3, but individual homes still test high. Molalla's position in the Cascade foothills and its underlying geology create especially strong pathways for radon to enter homes through crawlspace foundations and soil contact. Many Molalla homes have crawlspace foundations, which are more susceptible to radon entry than slab construction. You cannot smell or see it. The only way to know your property's level is to test, and results vary dramatically from one property to the next.
County zone is an average, not your result
Crawlspace Moisture
Molalla's terrain, the Molalla River valley, and the Pacific Northwest climate combine to push moisture into crawlspaces from multiple directions: hillside groundwater, surface runoff, and vapor from soil that stays saturated longer than flat suburban land. Left unchecked, that moisture leads to wood rot in floor framing, mold growth on structural members, and deteriorating floor performance above. Vapor barriers that were never installed or have failed after 40 years don't help. I physically enter every crawlspace I can safely access and document what's there.
Very common in older rural homes
Aging Systems and Deferred Maintenance
Molalla's housing stock skews older and rural, which means deferred maintenance is more common here than in newer suburban markets. Older galvanized pipes, outdated panels, 40-year-old roofs with heavy moss, and wood rot in structures that haven't seen regular upkeep are all standard findings. On acreage properties, outbuildings, detached garages, and other structures can be added to the inspection. Rural properties often have more to document, and the findings tend to carry bigger price tags than the same issues in a smaller suburban home.
Higher frequency in rural housing stock
Real Inspection Photos
Defects to Watch for in Molalla Homes
Real photos from Russ's inspection reports across the Portland and Vancouver area, showing issues common in Molalla homes, from crawlspaces to roofs. Every report includes photos like these.
-
Heavy moss holds moisture against shingles and lifts their edges. Common on shaded roofs and outbuildings under the tree cover around Molalla. How serious roof moss really is -
Pooled water and old stains on a vapor barrier show water getting in. Over time this can raise humidity and lead to wood decay in the floor framing. Why crawlspace moisture matters -
Rot at the fascia and eaves is typical deferred maintenance on older rural homes. Repairs now help keep water out of the roof framing. Where dry rot hides and what it costs -
Water stains and localized rot on attic sheathing point to past roof leaks, here below a solar array. A roofer should find and seal the source. Attic findings and why they matter -
Torn or disconnected ducts waste heat and can pull crawlspace air into the home. Old, abandoned duct runs should be removed and damaged ones repaired. A field guide to crawlspace findings -
Masonite hardboard siding swells and breaks down once its paint fails and water gets in. Damaged boards usually need replacing. LP and hardboard siding failures
Inspection Scope
What We Check in a Molalla Home
Every inspection covers the major systems and accessible areas, 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.
Every Home Needs Its Own Test
Radon Testing in Molalla
EPA rates Clackamas County as Zone 3, but individual homes still test high. Molalla's position in the Cascade foothills, combined with the soil composition common to this part of the county, creates strong pathways for radon to enter homes through crawlspace foundations and soil contact. Radon is a colorless, odorless radioactive gas. You cannot smell or see it. The only way to know your level is to test.
Results vary dramatically from property to property. Your neighbor's radon test tells you nothing about your home's level. Every purchase needs its own test, regardless of whether the home has a mitigation system already installed. Passive mitigation systems can fail, and radon levels shift seasonally. A system being present is not the same as a system working.
We recommend radon testing on every Molalla inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. That's a reasonable item to address before closing. It's much harder to resolve after.
Learn About Radon Testing →Radon facts for Molalla 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 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
Common Questions
Molalla Home Inspection FAQs
Questions buyers in Molalla and rural Clackamas County ask most before booking.
Molalla 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.
Strongly recommended. EPA rates Clackamas County as Zone 3, but individual homes still test high. Molalla's foothill geology creates especially strong radon pathways into homes through crawlspace foundations. Radon testing is $150 when added to your inspection. Standalone testing is $225. If results exceed 4 pCi/L, mitigation systems typically cost $800 to $1,500.
Yes. Many Molalla properties outside town limits are on private septic and well water. A standard home inspection covers the visible and accessible components of the home. A complete septic evaluation requires a separate inspection by a licensed contractor. Well water quality testing is a separate service worth doing to establish a baseline for the new owner.
The most common findings in Molalla are galvanized steel supply pipes with internal corrosion in older homes, outdated electrical panels including Federal Pacific and Zinsco brands, crawlspace moisture from hillside drainage and Molalla River valley humidity, wood rot in older rural structures and outbuildings, and polybutylene plumbing in homes built between 1978 and the late 1980s. Radon is a consistent concern throughout the county.
Thermal imaging is included at no extra charge on every inspection. In Molalla's older homes, the infrared camera consistently shows temperature differences that can point to moisture intrusion, insulation gaps, and electrical anomalies that are invisible to the naked eye. Learn more about thermal imaging.
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 Oregon City's only Certified Master Inspector® with 10+ years of home inspection experience and 100+ inspectors trained, serving Molalla and all of Clackamas County. Learn more about the CMI® designation.
Most Molalla home inspections take 3 to 5 hours depending on the size, age, and condition of the home. Older rural properties with outbuildings, septic-era infrastructure, or significant deferred maintenance take longer than smaller in-town homes. You're welcome to attend the entire inspection or join for the walkthrough at the end.
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. Use code MILITARY10 when booking. First responders get 10% off the inspection fee with code RESPOND10. See full details at trustedhome.org/military-discount.
That decision is yours and your agent's to make, and the inspection contingency period is when you have it to make. After closing, you don't. The report is your documentation. Russ is available after delivery to explain 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. 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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