Sell Your Home With Fewer Surprises

Most Portland sellers learn what is wrong with their home at the worst possible moment, from the buyer's inspector, after an offer has been accepted. Every finding lands cold, on someone else's clock. A pre-listing home inspection gets you the same kind of report first, weeks before you list, while there is still time to get quotes and make decisions with your agent.

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Russ Motyko, Certified Master Inspector, performing a pre-listing home inspection in the Portland metro
3,000+
Inspections in Oregon & Washington
5.0★
Google & Yelp Rating

Built Here. Trained Here. Inspecting Here.

I Know What Buyers' Inspectors Look For.

Pre-listing home inspection in the Portland metro and SW Washington
Portland Metro & SW Washington

I have spent 10+ years inspecting Portland and SW Washington homes, plus hands-on work as a licensed general contractor. I have framed difficult and high-end builds, replaced roofs, run wiring, set tile, poured concrete, waterproofed showers, hung drywall, set doors, and installed siding and windows. That hands-on background is what lets me read a house the way a builder does.

Houses here have patterns. The 1920s craftsman in NE Portland, the 1970s split-level in Beaverton, the 2024 build in Happy Valley or Ridgefield. Each era has its own quirks and failure points. Each county has its own soils, climate stress, and code history. A pre-listing inspection only helps if it looks hard for what the buyer's inspector is likely to flag.

Finding it first is the entire value of the thing. You list a home that has already been looked at hard, with documentation behind it. Thermal imaging comes free on every inspection, because in a climate this wet the infrared camera can point to hidden moisture the eye would miss.

I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856.

The Problem Most Sellers Face

Waiting for the Buyer's Inspection Is the Riskiest Move

Here is how a typical Portland deal goes. Seller lists. Seller accepts an offer. The buyer's inspector walks the home for the first time. Whatever they find lands on the seller cold, under deadline, with no time to get a second opinion or a real repair quote.

Whatever the buyer's inspector finds, you are hearing it for the first time with a deadline overhead and no time to get your own quotes. Every unknown in that report is an unknown you have to respond to on someone else's schedule.

A pre-listing inspection does not make problems go away. It moves when you learn about them. Three or four weeks before listing, with time to call more than one contractor, instead of three days into a contingency window with whatever quote you can get by Friday.

Same house, same findings. Different amount of time to deal with them.

Without a pre-listing inspection

A failing roof turns up mid-deal

You are hearing about it for the first time with a contingency clock running. One quote, arranged in a hurry, and no realistic window to get a second. Whatever comes next, you are working it out on a deadline you did not set.

With a pre-listing inspection

Same roof, found before you list

You have weeks instead of days. Time to get more than one bid, schedule the work at a normal pace, and keep the receipts and permits. The roof is a settled question before the first showing.

Why It Makes Sense

What a Pre-Listing Inspection Does for You

Every one of these comes back to the same thing. You have accurate information about your own house before anyone else does.

Repairs on Your Own Schedule

Find a problem weeks before listing and you can call the contractors you want, collect more than one bid, and book the work when it suits you. Find the same problem three days into a contingency window and every one of those options gets narrower.

You Are Not Guessing

Going to market without knowing the condition of the roof, the panel, or the crawlspace means guessing at your own house. The report replaces the guessing with documented conditions. What you and your listing agent do with that is your call.

Documentation Buyers Can Read

A pre-listing report from a Certified Master Inspector® puts the condition of the home in writing, with photos, from someone with no stake in the sale price. Buyers and their agents can read it for themselves rather than taking anyone's word.

Fewer Surprises Mid-Deal

The buyer's inspection is where most late-stage stress in a sale begins. A pre-listing inspection means more of the surprises surface early, on your own timeline, while there is still room to get quotes, make repairs, or simply decide how to disclose them.

Disclosure Documentation

Oregon and Washington both require sellers to disclose known material defects. A dated report documents what you knew and when you knew it. How disclosure law applies to your particular sale is a question for your listing agent or a real estate attorney, not for me.

Fewer Unknowns Left

By the time a buyer's inspector shows up, many of the big questions on the house have already been asked and answered. Whatever is left to find is usually smaller, and less of it arrives as news to you.

Is It Right for You

Pre-Listing Inspections Pay Off Most In These Cases

Any seller benefits from knowing the home's condition before listing. These situations are where it matters most across the Portland metro and SW Washington.

Homes Built Before 1990

Older Portland and Vancouver homes hide the highest-cost surprises. Catching them now means you can decide with your agent how to handle them on your own schedule.

  • Galvanized supply lines near end of life
  • Aging or known-problem electrical panels
  • Crawlspace moisture and vapor barriers
  • Deferred roof, siding, or window work
  • Knob-and-tube in pre-1950s homes

Deferred Maintenance

If the home has not had regular updates, a pre-listing inspection gives you a clean punch list to prioritize from. No more guessing which items matter to buyers.

  • No major updates in 5+ years
  • Small items piled up over time
  • Want a clear list to prioritize
  • Want to know the condition before you set a price
  • Want documentation for the listing

Clackamas County Homes

EPA rates Clackamas County as Zone 3, but individual homes still test high. Testing is the only way to know. Better to find out before listing day than during a contingency.

  • EPA Zone 3 county, but individual homes still test high
  • 48-hour continuous monitor test
  • Test before listing, not during a contingency
  • Time to mitigate first if a reading comes back high
  • A documented result either way

Estate or Inherited Homes

If you never lived in the home, you do not actually know what you are disclosing. A pre-listing inspection narrows that gap and gives trustees and heirs documentation to work from.

  • You did not live there yourself
  • Unknown maintenance history
  • Disclosure exposure is real
  • Easier to find issues now than after offer
  • Helps trustees act with documentation

Competitive Listings

In fast-moving sub-markets, buyers are often deciding quickly with little information. A credentialed pre-listing report gives them something real to read before they write.

  • Fast pockets like Happy Valley and Lake Oswego
  • Buyers deciding on a short timeline
  • Documented condition available up front
  • Photos and severity ratings, not adjectives
  • A shareable link for the listing

Sellers Who Want a Clean Deal

Some sellers simply want the condition of the house settled and documented before offers start coming in. That is a reasonable way to sell a house.

  • Want to disclose fully and honestly
  • Hate surprises mid-transaction
  • Value time and planning
  • Prefer transparency as a strategy
  • Want the condition settled before offers come in

Inspection Scope

The Same Thorough Inspection Buyers Get

A pre-listing inspection covers every accessible system. The thoroughness is what makes the report credible to buyers and their agents. Anything less and they will just hire their own inspector to look harder.

Roof & Exterior

  • Roofing material, condition, approximate age
  • Flashing, gutters, downspouts
  • Moss, algae, trapped moisture
  • Siding, trim, caulking, paint
  • Grading and drainage at the foundation

Electrical

  • Main panel and sub-panels
  • Federal Pacific and Zinsco panel ID
  • GFCI and AFCI protection
  • Aluminum branch wiring
  • Outlets, switches, fixtures

Plumbing

  • Galvanized, CPVC, copper pipe ID
  • Water heater age and safety
  • Supply, drains, fixtures
  • Polybutylene identification
  • Water pressure and flow

HVAC

  • Furnace age and visible components
  • Heat pumps and central AC
  • Ductwork and air distribution
  • Combustion air and exhaust venting
  • Thermostat operation

Foundation & Structure

  • Foundation type, cracks, settlement
  • Crawlspace moisture and vapor barriers
  • Framing and floor systems
  • Basement water intrusion
  • Clay soil movement signs

Interior

  • Walls, ceilings, floors
  • Windows, doors, hardware
  • Attic insulation and ventilation
  • Built-in appliances
  • Garage doors and safety sensors

Life Safety

  • Smoke and CO detector placement
  • Handrails, guardrails, stairs
  • Egress windows in sleeping rooms
  • Fireplace and chimney condition
  • Garage-to-living fire separation

Thermal Imaging

  • Signs of possible hidden moisture
  • Missing or compressed insulation
  • Electrical hot spots and overloads
  • HVAC duct leaks and airflow loss
  • Attic condensation patterns
Included on every inspection, no extra charge

Free Thermal Imaging. Included on Every Inspection.

An infrared camera picks up temperature differences the eye can't. They can point to moisture behind drywall, missing insulation, overloaded circuits. On a pre-listing inspection that matters twice over, because anything the camera finds now is something a buyer's inspector will not be finding for the first time next month.

Signs of possible moisture behind walls and ceilings
Missing or compressed insulation
Electrical hot spots and overloaded circuits
HVAC duct leaks and airflow dead zones
Learn More About Thermal Imaging →
Infrared thermal imaging camera in use Thermal imaging scan of a home Infrared camera scanning for temperature differences Thermal imaging inspection

After the Report

What Sellers Do With a Pre-Listing Report

Sellers take the report in different directions depending on the house, the timeline, and the market. Those calls belong to you and your listing agent. My job is to hand you accurate information to make them with.

1

Repair Before Listing

Some sellers handle the larger findings first. Roof, galvanized supply lines, an aging panel, crawlspace moisture. Receipts and permits go in the file, and the work is done before the first showing rather than under a deadline.

2

Disclose and Move

Others repair nothing and share the report openly instead. Buyers see the condition of the house before they write, so nothing in it surfaces later as a surprise. Sellers on a tight timeline often go this route.

3

Some of Each

The most common version I see. The larger findings get addressed, cosmetic and routine maintenance items get left alone and disclosed accurately. Where that line falls is a conversation for you and your agent.

4

Ask Me What It Means

Your listing agent knows your sub-market and the buyer pool. I know what the findings mean technically. Call or text any time while you work through the report. Unlimited follow-up is included, and there is no clock on it.

Detailed Digital Reporting

Your Home Inspection Report, Built to Be Understood

Your report has to be clear, well-documented, and credible enough to stand on its own in front of anyone who reads it. Here's what every inspection report includes.

Plain-Language Findings

Every item written for a first-time buyer, not a contractor. You'll know what it means, why it matters, and what to do about it.

Photos on Every Finding

Every significant issue photographed. Visual documentation so you and your agent can decide next steps.

Severity-Rated Findings

Safety hazards, major defects, maintenance items, and informational notes, clearly separated so it's clear what to prioritize.

Unlimited Follow-Up

Questions after reading the report? Call, text, or email anytime. You're not on your own after the inspection is done.

See a Real Report

Click the image to browse a full sample inspection report, exactly what you receive after your inspection.

Sample home inspection report from Trusted Home Inspections showing findings organized by severity, Portland, Oregon
See a Sample Report
View Sample Report → Book Your Inspection →

Recommended Add-Ons

Find the Surprises Before a Buyer Does

Both cost less when they are scheduled with your inspection. Each one closes off a question that otherwise tends to surface late in a Portland or Vancouver sale.

Radon Testing, $150

A continuous radon monitor placed in the home for a minimum 48-hour test, following EPA testing protocol for real estate transactions. You get the full readings and a plain-English summary with your report. Standalone testing is $225 without an inspection.

  • Clark County, WA is EPA Radon Zone 1, and elevated readings turn up across the Portland metro
  • Elevated radon is a top-three deal-killer in our market
  • Test now and you have time to mitigate (typically $800 to $1,500)
  • Low results give buyers documentation
  • No radon surprise late in the process

Mold Air Testing, $245

Two air samples inside the home plus one outdoor control sample, analyzed by Sporecyte, an accredited laboratory. Mold type ID, spore counts, and comparison against the outdoor baseline. Standalone mold inspection is $445.

  • Crawlspace and attic mold are common in our wet climate
  • One of the findings buyers react to hardest
  • A documented result you have before a buyer does
  • A positive result gives you time to remediate and retest
  • Better to know now than during the buyer's contingency

Client Stories

What people say about Russ

Real reviews from clients across Portland Metro & SW Washington.

★★★★★ 5.0 Rating35 Google Reviews ★★★★★ 5.0 RatingYelp Reviews

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
Book Now
Most Common Inspection + Radon
$545up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • 48-hour radon test
Book Now
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
Book Now

See our full pricing page for all size ranges.

Common Questions

Sellers Ask

Have a specific question? Call (971) 202-1311. Russ answers his own phone.

View the full FAQ →
Pricing & Booking
Same flat-rate pricing as a buyer's inspection. Starts at $395 for homes up to 1,000 sq ft and scales by square footage up to $845 for homes up to 5,000 sq ft. No seller surcharge. Free thermal imaging included at every price point. Full pricing →
Four to eight weeks before you list is ideal. That gives you time to get bids, do the work, and document the repairs before buyers tour. Closer to listing still helps. You just have fewer options.
Usually within 24 to 72 hours. We work 7 days a week and keep room on the calendar for sellers with tight listing dates.
Yes. Trusted Home Inspections is veteran owned and takes 10% off the home inspection fee for veterans, active duty, reservists, National Guard, and military families, use code MILITARY10 at checkout. First responders get the same 10% off the inspection fee (firefighters, police, EMTs, paramedics), use code RESPOND10 at checkout. The discount covers the inspection fee. Radon and mold add-ons are priced the same for everyone. Mention your service when you book. More details →
Portland Metro and SW Washington seven days a week, with no travel fee within 40 miles of Oregon City. That includes Portland, Beaverton, Hillsboro, Tigard, Lake Oswego, West Linn, Oregon City, Happy Valley, Milwaukie, Gresham, Troutdale, Damascus, Vancouver, Camas, and Ridgefield.
During the Inspection
Absolutely. Most sellers join for the last 30 to 45 minutes for a walkthrough of findings. Seeing an issue in context beats reading about it later. Your listing agent is welcome too.
2.5 to 4 hours depending on size, age, and condition. Bigger and older homes take longer. Outbuildings and acreage add time. We do not rush.
Yes, every time, no surcharge. The infrared camera shows temperature differences that can point to hidden moisture, missing insulation, electrical hot spots, and HVAC duct leaks the eye can't see. Thermal imaging details →
After the Inspection
Reports are delivered through Spectora with high-res photos, severity ratings, and plain-language explanations. Every finding gets written up properly before the report goes out, and you get a delivery window when you book. Call or text any time after with questions. Unlimited follow-up is part of the service.
Oregon and Washington both require sellers to disclose known material defects. Once you have the report, you know what the conditions in your home actually are, in writing and with photos. What you do about each one is a decision for you and your listing agent, and a real estate attorney if the situation warrants it.
Most will, and that is fine. A pre-listing report is not a substitute for the buyer's own inspection. What it does is get the condition of the house documented early, while you still have room to act on it, instead of after an offer is accepted.
Yes. Reports are delivered through Spectora with a shareable link. Add it to your MLS listing, hand it out at showings, or email it to interested buyers. How and when to share it is worth working out with your listing agent.
Special Situations
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. Testing before you list means a high reading is something you have time to mitigate rather than something that surfaces during a buyer's contingency. Radon testing is $150 when added to your inspection. Learn about radon testing →
That is fine. Nothing about a pre-listing inspection requires you to repair anything. Some sellers address the larger findings and disclose the rest, others repair nothing and disclose everything. Either way you go into the sale knowing the documented condition of your own house, which is the part I can help with. The rest belongs to you and your agent.
Certified Master Inspector® (CMI®) is a board-certified designation from the Master Inspector Certification Board. Qualifying takes 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 background checks. On a pre-listing report the credential does extra work, because buyers and their agents are reading a report the seller paid for. More about the CMI designation →
It happens. Inspections are visual, and conditions change between the pre-listing date and the buyer's inspection. The report still did its job on everything it did catch, which is usually the expensive part. If there is a disagreement about a finding, call me and I will talk to the buyer's inspector or agent directly.

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.

40 miles, no travel fee
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 what to look for in each neighborhood.

Portland Gresham SE Portland NE Portland NW Portland North Portland Troutdale Bethany Sellwood Pearl District Fairview

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Serving Portland Metro & SW Washington. Available 7 days a week.

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