Multnomah County Homes Span 130 Years of Building Code. Your Inspector Should Know Every Decade.

From a 1905 Craftsman in Ladd's Addition to a 2024 build in Pleasant Valley, Multnomah County's housing stock covers more eras than any other county in Oregon. Russ has walked every one of them. As Oregon City's only Certified Master Inspector® with 2,400+ inspections and 12 years of contractor experience, he knows what each decade of Portland-area building leaves behind.

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Russ Motyko, Certified Master Inspector performing a home inspection in Multnomah County, Portland Oregon
2,400+
Inspections in Oregon & Washington
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Multnomah County Know-How

Six Cities. 130 Years of Code. One Inspector.

A representative Portland-area home in Multnomah County Oregon that Russ inspects
Multnomah County, Oregon

Multnomah County is the most densely populated county in Oregon. It also has the widest age spread of any housing stock in the state. A 1903 Ladd's Addition foursquare and a 2024 Pleasant Valley spec home are both Multnomah County houses. They share nothing in common except the soil under the foundation. That's why one boilerplate report doesn't work here.

Not only do I have 10 years of inspector experience, I also worked as a Contractor for 12. My specialty was difficult and high-end framing. But I've also replaced roofs, ran wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors. That dual background is what lets me read an inner SE Craftsman the way the original builder framed it, and spot what the 1985 remodel got wrong.

When I walk a Multnomah County home, the first thing I do is calibrate to the era. A 1920s NE bungalow gets a different mental checklist than a 1995 Gresham split-level or a Pearl District loft conversion. Knob-and-tube assumptions. Federal Pacific panel checks. Cast iron sewer scope recommendations. Hidden balloon framing. Each shows up where you'd expect, and gets documented in plain language.

I hold Certified Master Inspector® certification (top 3% of the industry), Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging. In Portland's wet climate, that's not an upsell, it's necessary equipment.

Multnomah County, OR Housing Market

County-wide statistics sourced from Multnomah County, OR.
$518,700
Median sale price
22 days
Median days on market
748
Homes sold last month
1,971
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center
Every Corner of the County

Multnomah County, City by City

From the dense inner Portland neighborhoods to the eastern county line at Troutdale, Russ covers every community. Each link below opens a city-specific inspection page with detailed local knowledge.

Portland
1890s – present

Oregon's largest city and the heart of the county. Every era of American residential construction is represented here, from Victorian and Craftsman through mid-century modern to current builds. Inspection priorities shift block by block.
SE Portland
1900s – 1940s

The Craftsman bungalow capital of the West Coast. Knob-and-tube remnants, galvanized supply lines, cast iron drains, and dry rot at window sills and deck ledgers are the recurring inspection themes here.
NE Portland
1900s – 1960s

Foursquares, Tudors, and mid-century ranches sitting side by side. Knob-and-tube is still present in unrenovated stock. Insurance carriers in Portland increasingly require it documented or replaced before binding a policy.
NW Portland
1880s – 1920s, plus condos

Historic Victorians and Edwardians on hillside lots. Retaining wall condition, drainage, and old plumbing are constants. Condo and loft inspections in the Pearl require HOA reserve study and building envelope review.
North Portland
1900s – 1950s

Working-class stock that's been steadily renovated over the last decade. Galvanized plumbing, Federal Pacific panels, unpermitted additions, and added bathrooms with surprising plumbing routing are common findings.
Gresham
1960s – 1990s, plus newer

Oregon's fourth-largest city. Mid-century ranches and split-levels dominate, with newer subdivision growth on the city's east and south edges. Aluminum wiring in 1965 to 1974 builds is a recurring finding here.
Troutdale
Mixed eras, lots of newer

Eastern gateway to the Columbia River Gorge. Smaller in-town stock plus expanding subdivisions on the Sandy River bench. Grading and lot drainage on newer builds get extra attention here.
Fairview & Wood Village
1970s – 2000s

Small east-county communities with a mix of site-built and manufactured housing. Manufactured home inspections require their own checklist. Russ is licensed and trained for both.
Pearl District & Downtown
1900s warehouses + 2000s towers

High-rise condos and converted warehouse lofts. Inspections cover unit interior plus HOA building envelope, water intrusion history, and reserve study review. Different game than a single-family house.
Sellwood & Westmoreland
1900s – 1930s

One of Portland's oldest neighborhoods. Antique construction with charm and challenges. Old basements, original wiring runs, and lots that have settled for over 100 years.
Bethany (Multnomah/Washington line)
1990s – present

Newer suburban development at the county line. New construction inspections and 11-month warranty checks are in heavy demand here before builder warranties expire.
East County Foothills
Mixed eras, rural

Acreage parcels and rural properties on the east edge of the county. Well, septic, wood stoves, outbuildings, and crawlspaces with serious moisture exposure. Every property tells its own story out here.
Decoding the Decades

Multnomah County Homes by Construction Era

The county's housing stock breaks cleanly into four eras. Each one has its own materials, failure patterns, and inspection priorities. Knowing which one you're buying tells you a lot about what the inspection will find.

Pre-1940 Craftsman Era Homes

Inner SE, NE, North, and parts of NW Portland are dense with Craftsman bungalows, foursquares, Tudors, and Victorian survivors. Many have been remodeled two or three times. Each remodel adds a layer to what the inspection has to unpack. Old does not mean bad. But old does mean specific.

Knob-and-tube wiring is still present in roughly one-third of unrenovated stock from this era. Galvanized supply pipes restrict flow after 70-plus years of use. Cast iron drain lines often have root intrusion at the joints. Original windows leak. Original insulation is non-existent in walls. These are the items the inspection prices into the conversation.

Foundations from this era are often unreinforced concrete or, in older stock, brick or stone rubble. Seismic retrofitting is a recurring topic in Portland and one I always document.

Common findings in pre-1940 Portland-area homes
Active knob-and-tube wiring
Insurers in Portland are increasingly requiring it removed or documented. Rewires run $8,000 to $20,000+ depending on size.
Galvanized supply pipes
70-plus years underground. Internal corrosion, pressure drops, discoloration. Full repipe $10,000 to $25,000.
Cast iron drain lines, root intrusion
A pre-purchase sewer scope is non-negotiable on a 1920s Portland home. The cost is small. The downside isn't.
Unreinforced foundations
Seismic retrofitting wasn't a thing in 1915. We flag foundation type, anchor bolt presence, and cripple wall bracing for your awareness.
Buried oil tanks
Pre-1990 Portland homes commonly used oil heat. Abandoned tanks are a documented liability. We look for signs every time.

1940–1980 Postwar Boom Homes

Gresham, outer NE and SE, parts of Fairview, and many North Portland neighborhoods filled in during this period. Ranches, split-levels, and the first mass-produced subdivisions in the metro. The electrical systems here are the priority finding. Federal Pacific Stab-Lok and Zinsco panels appear regularly in 1960s and 1970s builds. Aluminum wiring shows up in 1965 to 1974 homes.

Crawlspaces in this era typically have minimal vapor barriers. Skip-sheathed roof decks under composition shingles. Oil-to-gas furnace conversions that were sometimes done without proper permitting or flue relining. Polybutylene plumbing in late-1970s remodels.

Common findings in 1940–1980 Multnomah homes
Federal Pacific & Zinsco panels
Documented failure rates. Insurance carriers in Portland regularly flag or decline coverage. Replacement $1,800 to $4,500.
Aluminum wiring (1965–1974)
Expands and contracts differently than copper. Connection failures at outlets and switches are a fire risk if not properly addressed.
Oil-to-gas conversions without permits
Common in Gresham and east Portland. Missing flue liner work is a combustion safety issue we document with photos.
Polybutylene plumbing
Some late-1970s and early-1980s remodels used it. Degrades with chlorine exposure. Repipe $10,000 to $20,000.
Crawlspace moisture, missing vapor barriers
Portland averages 36 inches of rain. Soil stays wet October through May. Crawlspaces tell the story.

1980–2010 Suburban Build-Out Homes

Outer Gresham, Troutdale, Fairview, Pleasant Valley, and newer pockets across the county. Bigger homes, higher ceilings, attached garages, and the first generation of vinyl-clad composite siding products. The systems that were new in 1995 are aging on schedule, and the first-generation composition roofs from this period are past their 25-to-30-year service life.

Deck ledger connections on homes from this era are a consistent finding. Improper fastening combined with wet-climate rot at post bases creates a structural safety concern. EIFS (synthetic stucco) siding from the late 80s and early 90s can hide moisture damage when flashing fails.

Common findings in 1980–2010 Multnomah homes
25-year roofs past service life
1995 to 2000 composition shingles are aged out. Replacement $10,000 to $20,000+ depending on size and pitch.
CPVC plumbing brittleness
Becomes brittle with age and heat. Cracking at fittings near water heaters is the early warning sign.
EIFS (synthetic stucco) siding
Late-80s and 90s product. Hides moisture damage behind it when window and trim flashing fails. Needs careful inspection.
Deck ledger connections and wood rot
Portland's climate accelerates rot at ledger boards and post bases. Improper fastening creates structural safety concerns.
HVAC at replacement age
Furnaces and heat pumps from the mid-1990s to early 2000s are at or near end of expected service life.

Pleasant Valley & New Construction

Pleasant Valley, the Troutdale bench, infill ADUs across the inner city, and condo and townhome projects continue to add new stock. Buyers in new construction sometimes assume that a new home doesn't need an inspection. That assumption gets expensive when it turns out wrong. Municipal code inspections check minimum standards at specific phases. They don't evaluate the finished home.

The 11-month warranty inspection is 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 new Multnomah construction
Grading and drainage toward foundation
Freshly disturbed lots often drain toward the house before soil settles. Common and expensive post-close.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems found regularly in new construction.
Flashing deficiencies at windows and doors
Improper installation allows moisture into wall assemblies. Portland's rain makes these fail fast.
Attic insulation and ventilation gaps
Thermal imaging finds these. Invisible to the eye, covered by builder warranty if caught in time.
Radon (yes, even in new homes)
Multnomah geology produces radon regardless of home age. Passive mitigation requires testing to confirm it works.
From The Field

What an Inspection Actually Looks Like

Three findings from real Multnomah County inspections. Documented with photos, severity ratings, and repair context in every report.

Crawlspace moisture and missing vapor barrier in a SE Portland home
Crawlspace — SE Portland
1924 Craftsman

Missing vapor barrier, standing water, fungal staining at sill plates. Thermal imaging confirmed elevated moisture in subfloor above. Documented with repair priority.

Federal Pacific Stab-Lok panel in a Gresham 1971 ranch
Electrical Panel — Gresham
1971 Ranch

Federal Pacific Stab-Lok panel, documented failure rates. Multiple double-tapped breakers. Insurance carrier flagged this one before closing. Replacement noted as priority.

Failing composition roof on a 1995 Troutdale home with active leaks
Roof — Troutdale
1995 Subdivision

Original 25-year composition shingles at 29 years. Granule loss, lifted tabs, exposed nail heads. Active staining visible from attic side. Replacement cost documented.

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.

Multnomah County Risk Factors

What Makes Portland-Area Homes Different to Inspect

Portland's rainfall, age of housing stock, and geology create inspection concerns that don't show up the same way anywhere else.

EPA Radon Zone 1

Multnomah County is designated EPA Zone 1, the highest radon potential category. Portland's geology produces uranium decay across most of the metro. Radon is the second-leading cause of lung cancer in the U.S. You cannot smell or see it. The only way to know your home's level is to test. Every home, new or old, should be tested. Passive systems in new construction can fail, and levels vary by season.

EPA Zone 1 — highest risk designation

Buried Oil Tanks

Portland's pre-1990 housing stock heated primarily with oil. The county has tens of thousands of abandoned underground storage tanks. They are a documented seller-disclosure issue, an insurance liability, and a potential environmental cleanup cost in the $1,500 to $20,000+ range. We look for signs every time on pre-1990 homes: fill caps, vent pipes, supply lines, and patched concrete.

Required disclosure on pre-1990 homes

Seismic & Soil Movement

Pre-1980 Portland-area foundations were not built for current seismic standards. The county sits on a mix of clay, river silt, and fill soil. Settlement cracks, post bases pushed off blocks, and unbraced cripple walls are common findings in Craftsman and mid-century homes. We document foundation type, anchor bolt presence, and visible structural concerns so you know what's there.

Cascadia Subduction Zone designation
Full Scope Inspection

Everything We Check in a Multnomah County 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 don't check boxes. We evaluate the home.

Roof & Attic

Shingles, flashing, gutters, attic insulation, ventilation, moisture. Roof walked when safe, drone when not.

Electrical

Panel, breakers, wiring type (knob-and-tube, aluminum, copper), outlets, GFCI and AFCI protection.

Plumbing

Supply pipe material (galvanized, PEX, copper, CPVC, poly-B), drains, water heater, pressure, fixtures.

HVAC

Furnace, AC, heat pump, ductwork. Oil-to-gas conversion documentation when present.

Foundation & Structure

Type, cracks, settlement, anchor bolts, cripple walls, visible framing, retaining walls.

Basement & Crawlspace

Full physical entry. Moisture, vapor barrier, insulation, wood rot, pest evidence.

Interior

Walls, ceilings, floors, windows, doors, built-in appliances. Original-window operation noted.

Exterior & Grading

Siding (including EIFS), decks, driveway, grading, drainage away from foundation, buried oil tank signs.

Free Thermal Imaging on Every Multnomah County Inspection

Portland's climate makes thermal imaging the single most useful tool I bring to a job. It finds moisture intrusion behind walls, insulation gaps in attics and crawlspaces, and electrical anomalies that are invisible to the eye. Included at no extra charge on every inspection.

Learn More →
EPA Radon Zone 1

Radon Testing in Multnomah County

Multnomah County carries EPA Radon Zone 1 designation, the highest risk category in the country. Radon is a colorless, odorless radioactive gas produced naturally by uranium breaking down in soil and rock. It seeps into homes through crawlspace soil, foundation cracks, and sump areas. Portland's geology produces elevated radon across most of the metro.

You cannot smell or see radon. The only way to know your home's level is to test. Many buyers assume that a newer home or a home with a mitigation system doesn't need testing. That's not accurate. Passive systems can fail, and radon levels vary based on soil conditions, foundation type, and ventilation. Your neighbor's test result doesn't predict yours.

We recommend radon testing on every Multnomah County 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 resolve before closing. Much harder after.

Learn About Radon Testing →
Radon facts for Multnomah buyers
#2
Second-leading cause of lung cancer in the U.S. After smoking. About 21,000 deaths per year nationally.
1 in 4
Portland metro homes test above EPA action level Individual testing is the only way to know your home.
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.

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
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Most Common Inspection + Radon
$545up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
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Best Value Inspection + Radon + Mold
$740up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
  • Mold air sampling & lab results
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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.

★★★★★ 5.0 RatingGoogle Reviews ★★★★★ 5.0 RatingYelp Reviews
Common Questions

Multnomah County Home Inspection FAQs

Questions Portland-area buyers ask most before booking.

Yes. Trusted Home Inspections serves every community in Multnomah County, including all of Portland (SE, NE, NW, North, and downtown), Gresham, Troutdale, Fairview, Wood Village, and Maywood Park. Russ is available 7 days a week and books online.
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. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
Multnomah County has one of the widest housing stocks in Oregon, from 1890s Craftsman bungalows in inner SE to mid-century ranches in Gresham to new construction near Troutdale. Each era brings its own defects: knob-and-tube wiring, galvanized plumbing, and failing Federal Pacific panels in older homes; CPVC pipe brittleness and EIFS moisture intrusion in newer ones. Knowing what to look for by decade is a real advantage.
Yes. Thermal imaging is included on every inspection at no extra charge. Most Portland-area inspectors charge $150 to $250 for this as an add-on. In Portland's wet climate, the infrared camera regularly finds moisture intrusion, insulation gaps, and electrical hot spots that visual inspection alone would miss. 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 industry. It requires a verified track record of completed inspections, education, and peer review. Russ is Oregon City's only CMI® with 2,400+ inspections completed and 12 years of Licensed General Contractor experience. Learn more about the CMI® designation.
Most single-family home inspections run 2.5 to 4 hours depending on size, age, and complexity. Older inner-Portland homes with full basements and detached structures may run longer. Condo inspections typically take 1.5 to 2.5 hours. The inspection is not rushed.
Reports are delivered digitally through Spectora with high-resolution photos, video, severity ratings, and plain-language explanations. The priority is accuracy and detail. Most reports go out the same day. Unlimited follow-up is included.
Yes. Multnomah County is an EPA Zone 1 radon area, the highest potential for elevated radon levels. Testing is the only way to know your home's level. Add radon testing to your inspection for $150, or book a standalone test for $195.
Yes. Trusted Home Inspections is veteran-owned and offers a 10% military discount (code: MILITARY10) for veterans, active duty, reservists, National Guard, and military families. A 10% first responder discount (code: RESPOND10) applies to police, fire, EMTs, paramedics, dispatchers, active or retired. See trustedhome.org/military-discount.
You're welcome. Most clients arrive for the last 30 to 45 minutes. That gives Russ time to work without interruption, then a focused walkthrough to explain findings in person and answer questions directly.

About the Inspector

Written and Inspected by Russ Motyko, CMI®

Russ Motyko, Certified Master Inspector, Oregon City based, serving Multnomah County
Oregon CMI® — License #1898

Russ is Oregon City's only Certified Master Inspector® with 12 years of Licensed General Contractor experience. He has completed more than 2,400 inspections across the Portland metro and SW Washington. Bilingual in English and Russian, a U.S. Army Reserve Non-Commissioned Officer, and owner of Trusted Home Inspections.

Credentials: Certified Master Inspector® (CMI® — top 3% of the industry), Oregon OCHI License #1898, Washington DOL License #1856, Oregon CCB #254518. InterNACHI member. Has trained 100+ inspectors and taught Washington State home inspection courses.

Why this page exists: Multnomah County buyers and homeowners need a single page that explains how a Portland-area inspection differs by neighborhood, by era, and by climate. This page is built and maintained by the inspector who actually does the work, not by a marketing team.

Read Russ's full bio →

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

Don’t see your city? We likely cover it.

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Ready to Schedule Your Multnomah County Inspection?

Available 7 days a week. Online booking open 24/7. From Portland to Troutdale, you get Russ.

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