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.
Orchards, WA Home Inspection: Two Build Eras on the Same Street
Part of Orchards went up before 1970, off Fourth Plain and around Sifton, with the crawlspaces and fuse panels to match. The rest is 1990s and 2000s subdivision, built while the population climbed from 8,828 to 27,729. Those are two different inspections, and Russ runs both in the same week. Certified Master Inspector®, Washington DOL #1856, 3,000+ inspections completed.
Orchards Know-How
These Homes Have History. So Do I.
Orchards, Washington
Orchards was called Fourth Plain until 1904, when residents voted to rename it after the fruit trees planted all over it. The orchards are gone. What's left is a community pressed right up against Vancouver's city limits, about 5.4 square miles, and split down the middle by age. Streets off Fourth Plain Boulevard and around Sifton are post-war and mid-century. Push north toward Padden Parkway or east toward NE 162nd and you're in subdivisions that went up in the 1990s and 2000s. Orchards is part of Clark County, and buyers here usually shop it against Five Corners to the west, Brush Prairie to the north, Hazel Dell, and Vancouver itself. Most Orchards buyers add radon testing to the booking.
I have 10 years of inspector experience, and I am also a licensed general contractor. My specialty was difficult and high-end framing, but I've replaced roofs, 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 home the way a builder does, and spot what they got wrong, or what looks like it was done without a permit.
When I walk a 1958 Orchards house, I go straight under it. Those crawlspaces are where the story is: torn or absent vapor barrier, soil contact on the joists, a furnace that used to burn oil and now burns gas, and 60 years of small repairs nobody documented. Then I might drive four minutes to a 1999 house in the same ZIP and spend my time on the roof, the deck ledger, and the way the lot has settled since the builder graded it. Same day, same town, almost nothing in common.
I hold Certified Master Inspector® certification, Washington DOL license #1856, and Oregon OCHI license #1898. Washington licenses inspectors under its own rules, and not every inspector working out of Portland carries the Washington number. Every inspection includes free infrared thermal imaging, which matters just as much in a 1990s wall cavity as it does in an old crawlspace.
Orchards (Clark County) Housing Market
Showing Clark County, WA data
(Redfin does not publish city-level stats for this area).
$548,767
Median sale price
41 days
Median days on market
536
Homes sold per month
2,121
Homes for sale now
Before You Buy
Orchards Homes by Construction Era
Orchards did not grow steadily. It sat small for decades, then more than tripled after 1980. That leaves an older core and a much larger ring of newer subdivision around it, and the inspection changes completely depending on which one you're under contract for.
Pre-1965 Homes
This is the Orchards core. Small post-war cottages and early ranches on the grid of streets off Fourth Plain Boulevard, built when the whole community was a few thousand people. Shallow crawlspaces, single-wall construction in places, and original service panels that were sized for a house with three circuits and no dryer.
Deferred maintenance is the theme here, more than any single defect. These houses have had a lot of owners. Each one patched something. The roof gets re-covered, the panel gets a subpanel bolted next to it, a wall comes out, and none of it lands in a permit file. My job is to sort out what's original, what was replaced, and what was replaced badly.
Oil heat was normal in Clark County when these homes went up. Many were switched to gas later. I look for fill and vent pipes, abandoned lines at the old furnace spot, and ground that has been dug up and put back near the foundation.
Common findings in pre-1965 Orchards homes
Crawlspace moisture and failed vapor barrier
Torn plastic, bare soil, or nothing at all under the house. Damp joists and rim rot are the most frequent finding in the older Orchards core.
Undersized original service and fuse panels
60 amp service, screw-in fuses, and tacked-on subpanels. Insurance carriers ask about these before they write a policy.
Galvanized supply pipe
Corrodes from the inside. Flow drops, hot water discolors. A full repipe on a small Orchards house can run $10,000 to $25,000.
Signs of an old oil tank or oil-to-gas conversion
Fill pipes, vent pipes, and abandoned supply lines. A buried tank is a Washington seller-disclosure issue, so it gets documented.
Stacked deferred maintenance
Layered roofing, undocumented wall changes, and repairs made by five different owners. Sorting the record is half the inspection.
1965 - 1985 Homes
Orchards filled in slowly through these two decades. By 1980 it still held only 8,828 people. What got built were ranches and split-levels on wider lots than the core streets, plus the first strings of tract housing east of Vancouver's edge.
The electrical is the headline. Federal Pacific Stab-Lok and Zinsco panels turn up regularly in Orchards homes from this window, and aluminum branch wiring shows up in some builds between 1965 and 1974. Both are documented safety concerns, and both change what an insurer will do with your application.
Everything else in these houses is simply old now. Aluminum single-pane windows with failed thermal breaks, original ductwork in a crawlspace, and garages that got converted to bedrooms sometime in the 1990s, apparently without a permit or a heat source.
Common findings in 1965 - 1985 Orchards homes
Federal Pacific Stab-Lok and Zinsco panels
Breakers with a documented failure rate. Each one I find gets photographed, because carriers flag them.
Aluminum branch wiring (1965 - 1974 builds)
Moves differently than copper. Loose connections at outlets and switches are a fire risk unless properly pigtailed.
Possibly unpermitted garage conversions
Extra bedrooms carved out of attached garages. Heat, egress, and fire separation are the three things that usually got skipped. Permit records come from the separate property history report add-on.
Original aluminum windows
Condensation, rot at the sill and framing below, and failed seals. Thermal imaging can show where the wall behind may be getting wet.
Crawlspace ductwork past its life
Disconnected runs, crushed flex, and insulation hanging off. Common in Orchards ranches that never had the system replaced.
1985 - 2005 Homes
This is where Orchards changed. The population went from under 9,000 in 1980 to almost 28,000 by 2020, and most of that housing arrived in this window. Subdivisions north toward Padden Parkway and east toward NE 162nd Avenue, on lots that were farmland or open ground a few years earlier.
These homes feel newer than they are. A 1996 house is 30 years old. The first composition roof is near or past typical service life, the furnace and water heater are often at or past typical replacement age, and the deck the builder framed has been through 30 Pacific Northwest winters. Hardboard and composite siding from this period is another repeat item, especially where it sits close to grade.
Grading is the quiet one. Builders graded these lots away from the house, then the soil settled, the landscaping went in, and the downspout extensions came off. Twenty-five years later the water runs back toward the foundation and nobody noticed until the crawlspace got damp.
Common findings in 1985 - 2005 Orchards homes
First-generation composition roofs near end of life
25-year shingles from the 1990s are near or past typical service life. Moss holds moisture against the deck. Replacement can run $10,000 to $20,000 and up.
Furnaces and water heaters at replacement age
Original equipment in a 1995 Orchards subdivision home is often near or past typical service life. Age and condition both documented.
Deck ledger rot and improper fastening
Nailed rather than bolted, no flashing behind the ledger. Thirty wet winters later this is a safety item, not a cosmetic one.
Settled grading and lost downspout drainage
Soil that has slumped back toward the foundation on a lot graded in 1997. Cheap to fix, expensive to ignore.
Swelling hardboard and composite siding
Bottom courses closest to grade go first. Swelling, delamination, and paint failure at cut edges and butt joints.
New Construction
Orchards is close to built out, so most new work here is infill: a few lots carved out of a big old parcel, a teardown replaced, or a small plat squeezed between two older subdivisions. That creates a specific problem. Your brand new house may be tied into drainage, sewer laterals, and street grading that were designed in 1972.
Buyers of new homes sometimes skip the inspection. Code inspections check minimum standards at set phases of the build. They don't walk the finished house looking for what the trades left behind, and they don't answer to you.
The 11-month warranty inspection documents defects while the builder's one-year warranty is still open. The clock starts at closing, so book before month ten.
Common findings in new Orchards construction
Infill lots draining onto older neighbors
A new pad set between 1960s houses often reroutes water. Where it goes matters to you and to the neighbor.
HVAC installation defects
Unsealed ducts, disconnected bath fans venting into the attic, and systems never balanced after startup.
Flashing errors at windows and doors
Wrong lap order or missing pan flashing. The wall looks perfect from outside while the sheathing behind it gets wet.
Attic insulation and ventilation gaps
Thermal imaging can help spot these in minutes. Often covered by the builder warranty if you document them in time.
Radon, even in a brand new home
Soil gas doesn't care how new the house is. Passive systems need a test to confirm they actually work.
Home Risk Quiz
Is Your Dream Home Hiding Significant Issues?
See Your Potential Home Through an Inspector's Eyes.
Transform your observations into a clear risk profile. In just two minutes, you will receive a breakdown of what a professional inspector would be concerned about based on what you saw.
2 minutes
Based on what you saw at the showing
No technical knowledge needed
Free Assessment
Begin
Assessment
8 quick questions. No contact info required.
1 of 8
01
How old is the home?
You'll have the year built from the listing or the seller. Home age is the single biggest driver of inspection risk.
02
What did the roof look like from the street?
Look for curling shingles, dark patches, missing granules, or visible moss. A good look at the roof from the ground can tell you more than you'd think.
03
Did you notice any musty smell inside the home?
A musty or earthy odor is the most reliable clue buyers can detect about crawlspace moisture or mold, even without going under the house.
04
Did you see the electrical panel? What did it look like?
It's usually in a utility room, garage, or hallway. Federal Pacific (orange breakers) and Zinsco panels are known fire risks and still common in Portland-area homes from the 1960s to 1980s.
05
Did you notice any water stains on ceilings or walls?
Look near the corners of ceilings, under windows, and in bathrooms. Even old-looking stains matter, they show water has been in places it shouldn't be.
06
How did the overall condition of the home feel?
Trust your gut. A home that feels well-loved and maintained usually is. One that feels neglected almost always has deferred items hiding out of sight.
07
Did the home have a finished basement, addition, or garage conversion?
These are some of the most common places to find unpermitted work. A finished space isn't automatically a problem, but without permits, there's no record of whether it was done safely.
08
Where are you in your homeownership journey?
This helps us tailor your results to your situation.
Know Your Neighborhood
Orchards Area by Area
Orchards is only 5.4 square miles, and the age of the housing swings hard across it. Here's how the inspection changes as you move across the community.
Fourth Plain Corridor
1940s - 1960s
The original Orchards, on the streets running off Fourth Plain Boulevard. Small post-war houses on small lots, most of them on their third or fourth owner. Crawlspaces here are shallow, often damp, and rarely have an intact vapor barrier. Original panels and galvanized supply pipe are common, and so are old oil-to-gas conversions. Budget more inspection time for a house on these blocks than the square footage suggests.
Sifton
1950s - 1970s
Sifton sits inside the older half of Orchards and reads much like it: modest ranches, a few split-levels, and lots that were subdivided out of larger parcels decades ago. This is prime territory for mid-century electrical, including Federal Pacific and Zinsco panels. Additions and garage conversions from the 1980s and 90s show up here often, and the permit trail on them is thin.
NE 117th to NE 137th Avenue
1960s - 1980s
The middle band of Orchards, where the older core gives way to the growth era. Ranches and split-levels on wider lots, most on public sewer and city water, many still running original ductwork through the crawlspace. Aluminum single-pane windows and 40-year-old service panels are the recurring items. Roofs on these homes are usually on their second or third covering.
Padden Parkway North
1990s - early 2000s
Subdivision Orchards. These are the neighborhoods that took the population from under 9,000 to nearly 28,000, laid out in plats with sidewalks and a shared street pattern. Nothing here is falling down, but the systems are all coming due at once: first roof, first furnace, first water heater. Deck connections and settled grading get close attention on every one of these inspections.
East Orchards toward NE 162nd
2000s - 2010s
The newest full subdivisions in Orchards, on the eastern edge before the ground opens up toward Hockinson. Better framing and better electrical than anything west of here. The findings are builder findings: flashing details at windows, attic insulation gaps, duct sealing, and drainage on lots that were graded fast. Thermal imaging pulls more out of these homes than a flashlight does.
Where the Eras Meet
Mixed eras
Orchards has streets where a 1957 house sits directly across from a 1998 one. Those blocks are the ones buyers misjudge most. The comps blend two housing stocks that have nothing in common, and a report written for the wrong era misses what matters. I read the house in front of me, not the neighborhood average. That is the single biggest reason an Orchards inspection has to be done on the address, not the ZIP code.
Clark County Risk Factors
What Makes Orchards Homes Different to Inspect
Orchards packs two housing stocks into one small community pressed against Vancouver's city limits. That combination produces a risk list you won't find on the next page over.
Crawlspaces in the Older Core
The post-war and mid-century homes off Fourth Plain sit on shallow crawlspaces that were built before anyone thought about ground vapor. Seventy years later the plastic is torn or gone, the soil is in contact with framing, and the joists near the perimeter show it. Russ physically enters every accessible crawlspace on an Orchards inspection. He is not photographing it from the hatch. In this half of Orchards, crawlspace findings tend to drive the biggest repair bills.
Core-area homes are now 70+ years old
Buried Oil Tanks and Old Conversions
Oil heat was the norm in Clark County before gas service spread out to the newer subdivisions, and Orchards has a lot of pre-1990 housing. Many of those furnaces were swapped for gas without the tank ever being decommissioned. In Washington, an abandoned underground tank is a seller-disclosure issue and a real cleanup cost if it leaked. Russ looks for fill and vent pipes, abandoned supply lines at the old furnace location, and ground near the foundation that has been opened and backfilled.
A Washington seller-disclosure issue
Two Housing Stocks, One Community
Orchards had 8,828 residents in 1980 and 27,729 by 2020. That growth did not replace the old town, it wrapped around it. So the same 5.4 square miles holds 1950s cottages and 1990s tract homes, and the two need almost nothing in common from an inspector. Buyers get burned when they assume an Orchards house behaves like the last Orchards house they toured. Ask what year it was built before you decide what the inspection should focus on.
8,828 people in 1980, 27,729 in 2020
Real Inspection Photos
Recent Finds From Orchards Inspections
Real photos from Russ's recent Orchards reports. Every report includes photos like these for each finding.
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Heavy moss and needle debris trap moisture on the shingles. Left in place, it can shorten roof life and let water in at edges and seams. How serious roof moss really is -
A damaged downspout drain tile lets roof runoff soak the soil at the foundation, which can add to crawlspace moisture. Downspout problems after an inspection -
Old water stains on attic sheathing. They were dry at inspection and appeared to predate the current roof, so monitoring was recommended. How roof flashing leaks start -
High moisture readings in the bathroom floor matched mold-like growth and rot underneath. Leaks at showers and toilets often show up first from the crawlspace. What crawl space mold findings mean -
Water heaters should be strapped so they can't tip or shift in an earthquake. Straps are a simple fix that a plumber can add. Common water heater inspection findings -
Damaged trim near the ground can let water reach the wall behind it. Replacing the broken section keeps the siding system sealed. What to check on the exterior before an offer
Inspection Scope
What We Check in an Orchards Home
Every inspection covers the major systems and accessible areas, roof to crawlspace. We physically enter accessible attics and crawlspaces. We operate the systems we can safely access and test a representative sample of components. 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. Old oil-to-gas conversions get a close look.
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.
Washington State Department of Health
Radon Testing in Orchards
Clark County's radon potential varies by location and soil type. The Washington State Department of Health recommends testing every home in Washington, regardless of zone designation. Radon is a colorless, odorless radioactive gas that forms as uranium breaks down in soil and rock, then moves into houses through crawlspace soil, foundation cracks, and utility penetrations. Orchards has both crawlspace foundations in the older core and a mix of slab and crawlspace in the newer subdivisions, so there is no single answer for the whole community.
You cannot smell or see radon. Testing your address is the only way to know your number. A neighbor's clean result tells you nothing about your house, and a mitigation system already in place still needs a test to show whether it is bringing levels down.
Russ recommends radon testing on every Orchards inspection. If the result comes back above 4 pCi/L, the EPA action level, a mitigation system typically runs $800 to $1,500 in Clark County and is installed in a day. That is a straightforward item to handle before you close.
Radon Testing in the Portland Area →Radon facts for Orchards buyers
#2
Second-leading cause of lung cancer in the U.S.
After smoking. Responsible for about 21,000 deaths per year nationally.
All
Washington DOH recommends testing every home
Radon potential in Clark County varies block by block. Only a test on your address gives you a number.
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
Orchards Home Inspection FAQs
Questions Orchards buyers ask most before booking an inspection.
Orchards 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. A 1955 house off Fourth Plain and a 2001 house off Padden Parkway pay the same base price at the same square footage, though the older one usually takes longer to walk. See full pricing at trustedhome.org/pricing.
It depends which half of Orchards you are buying in. In the post-war and mid-century core near Fourth Plain, the repeat findings are crawlspace moisture, thin or missing vapor barriers, original panels and fuse boxes, corroded galvanized supply pipe, and years of deferred maintenance stacked on top of each other. In the 1990s and 2000s subdivisions to the north and east, the findings shift to first-generation composition roofs near end of life, furnaces and water heaters at replacement age, deck ledger rot, and grading that has settled back toward the foundation. Two very different reports, and the houses are five minutes apart by car.
Same scope, different focus. Orchards went from 8,828 people in 1980 to 27,729 in 2020, so a large share of the housing here is 1990s and 2000s subdivision work sitting a mile or two from the post-war core. A 1998 house gets close attention on the roof, the HVAC, the deck connections, and how the lot has drained over 25 years of settling. A 1955 house gets close attention on the crawlspace, the panel, the supply pipe, and whatever the last four owners did without pulling a permit. Russ inspects both kinds of Orchards home in the same week.
Clark County's radon potential varies by location and soil type. The Washington State Department of Health recommends testing every home in Washington, regardless of zone designation. That includes Orchards, where the crawlspace foundations in the older core and the mix of slab and crawlspace in the newer subdivisions both give soil gas a path indoors. Radon testing is $150 when added to your inspection and $225 as a standalone test, so booking the two together saves $75.
Yes. Russ holds Washington DOL license #1856 alongside Oregon OCHI license #1898. Washington licenses home inspectors under WAC 308-408, with its own standards and its own exam. Plenty of Oregon-based inspectors working the Vancouver market hold only the Oregon license, and that license does not cover an Orchards address. Ask any inspector for their Washington number before you book.
Often enough that Russ checks for the signs on every pre-1990 Orchards home. Oil heat was common in Clark County before gas service reached the newer subdivisions, and many houses in the older part of Orchards were converted to gas later. An abandoned underground tank is a seller-disclosure issue in Washington. Russ documents fill and vent pipes, abandoned supply lines at the old furnace location, and disturbed ground near the house, then points you to the specialists who locate and decommission tanks.
Almost none of them. Orchards is dense suburban, roughly 5,100 people per square mile, and the great majority of homes here are on public sewer and city water. You may still run into a private system on an older parcel at the north edge toward Brush Prairie or Hockinson. Septic systems and wells need separate specialist evaluations under Washington law. Russ documents what is visible and accessible and refers you to the right specialist.
Included at no extra charge on every inspection. It earns its keep in both halves of Orchards. In an uninsulated 1950s crawlspace it can pick up wet joists and missing batts before anyone smells anything. In a 1990s subdivision house it can point to an insulation gap over the garage or a slow supply leak behind a laundry wall. How infrared thermal imaging works in a home inspection →
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 a Certified Master Inspector® serving Orchards and Clark County with 10+ years of inspection experience and 100+ inspectors trained. What the Certified Master Inspector® credential requires →
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 (code: MILITARY10). 10% off the inspection fee is also available for police, fire, EMTs, paramedics, dispatchers, active or retired (code: RESPOND10). See full details at trustedhome.org/military-discount.
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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Available 7 days a week. Online booking open 24/7.