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.
SE Portland's Homes Have Character. Your Inspector Should Know These Homes.
Sellwood bungalows, Hawthorne Craftsmen, Division infill, and Woodstock mid-century ranches can all land in the same price range. They do not have the same inspection profile. As a Certified Master Inspector® with 10+ years of home inspection experience and hands-on work as a licensed general contractor, Russ knows the difference in each one.
SE Portland Housing Market
$518,253
Median sale price
25 days
Median days on market
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Homes sold per month
2,319
Homes for sale now
SE Portland Know-How
These Homes Have History. So Do I.
SE Portland, Oregon
Southeast Portland is one of the most varied housing markets in the city. Sellwood-Moreland has Craftsman bungalows from the 1910s and 20s. Hawthorne and Woodstock are full of pre-war homes that have been partially updated across four or five decades of ownership. Division and Clinton have seen a wave of infill construction that looks nothing like anything else on the block. Each one has its own inspection profile, and a real SE Portland inspection looks different in each one.
I have 10 years of inspector experience, and I am also a licensed general contractor. While my specialty is difficult and high-end framing jobs, I have 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 contractor background is what lets me read a Sellwood bungalow the way it was built, not just the way it looks today.
When I walk a 1920s Craftsman in Eastmoreland, I am looking at what's original, what was modified, and what previous owners tried to cover. When I walk a new infill build on Division, I am looking for the grading, flashing, and HVAC mistakes that show up on newly built lots. You get that scrutiny either way.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.
Before You Buy
SE Portland Homes by Construction Era
In SE Portland the build decade sets the whole agenda for the day. SE Portland has more construction eras side by side in its active market than almost any other neighborhood cluster in Oregon.
Pre-1965 Homes
This is SE Portland's most iconic housing stock. Sellwood, Eastmoreland, Woodstock, and Hawthorne are thick with Craftsman bungalows, Tudor revivals, and mid-century ranches built between 1910 and 1960. These homes have real character. They also have systems that are 60 to 100 years old and have often been partially updated by multiple owners in ways that create inspection puzzles.
Galvanized steel supply pipes are a consistent finding in this era. Internal corrosion reduces water pressure, causes discoloration at fixtures, and eventually leads to pinhole leaks. Repiping the house is typically a $10,000 to $25,000 job. Better to have that documented while you still have time to plan around it.
Knob-and-tube wiring is the other big conversation in homes from the 1910s through the 1940s. It's ungrounded and, more critically, insurance carriers frequently require replacement before they'll write a policy. Blown-in insulation on top of knob-and-tube in the attic is the fire risk that matters most. Sewer scope inspection is also essential here. The cast iron under these yards has been buried anywhere from 65 to 100 years.
Common findings in pre-1965 homes
Galvanized steel supply pipes
Corroded internally. Reduced pressure, discoloration at fixtures. Replacement typically $10,000 to $25,000.
Knob-and-tube wiring
Ungrounded. Fire risk when insulation is blown over attic runs. Insurance carriers often require replacement.
Cast iron drain lines
Scale, joint seepage, and root intrusion after 65+ years in the ground. Sewer scope essential.
Crawlspace moisture and wood rot
Foundations without modern waterproofing managing decades of Portland's annual 36+ inches of rain.
Roofs at or beyond service life
Often re-roofed once or twice over 60+ years. Number of layers and current condition documented in report.
1965 - 1985 Homes
SE Portland grew into Foster-Powell, Creston-Kenilworth, and the outer Woodstock corridor during these decades. Ranch homes and split-levels from this period are solid and often well-sited, but this era generates some of the costliest inspection findings relative to purchase price anywhere in the Portland market.
Federal Pacific Stab-Lok and Zinsco electrical panels are the most urgent finding. Both have documented histories of breakers failing to trip under overload. Insurance carriers increasingly flag or refuse to write coverage on homes with these panels. Replacement typically runs $2,500 to $4,500 depending on the home. Polybutylene plumbing also shows up in the later portion of this era. Fittings fail suddenly, and insurance carriers are increasingly requiring replacement before coverage is offered.
Common findings in 1965 - 1985 homes
Federal Pacific and Zinsco panels
Both have a documented failure record, and carriers price for it. Replacement typically $2,500 to $4,500.
Aluminum branch circuit wiring (1965 - 1973)
The danger sits at the terminations where heat builds. CO/ALR devices, or rewire it.
Polybutylene plumbing
Degrades from chlorine. Sudden fitting failure. Insurance often requires replacement. Typically $10,000 to $20,000 to replace.
Crawlspace moisture and vapor barrier failure
Portland's rainfall makes this a consistent finding in pre-2000 homes throughout SE.
Sewer lines approaching end of useful life
Early cast iron lines from this era show significant deterioration. Sewer scope is critical before purchase.
1985 - 2005 Homes
SE Portland's outer neighborhoods filled in significantly during this period. Mt. Scott, Woodstock's edges, and the Reed area saw substantial new construction. These homes look modern and feel solid, but they are now 20 to 40 years old and carry their own specific concerns that are easy to miss without knowing what to look for.
CPVC went into Oregon houses in volume between 1995 and 2005. It becomes brittle over time, especially near heat sources. We look closely at every visible CPVC installation for cracking at fittings and discoloration. Composite wood siding from the early 1990s is another consistent finding in this era. Hardboard and wood-fiber products absorb moisture in Portland's wet climate and fail from the bottom up, often behind trim where it isn't visible during a casual walkthrough.
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
The 1990s hardboard and wood-fiber products soak up SE Portland rain. Fails from the bottom up.
Roofs reaching end of service life
A 25-year shingle laid around 2000 is near or past typical service life. Replacement is typically $10,000 to $20,000.
Radon still present
Multnomah County has elevated radon potential regardless of home age. Test every purchase.
Deck ledger connection deficiencies
A common code-era deficiency in SE Portland homes with attached decks from this period.
Division Infill and New Construction
SE Portland's infill boom has put new homes on narrow lots throughout the Division, Clinton, and Hawthorne corridors. Many of these builds replaced older structures on urban lots with complicated drainage histories. Buyers sometimes assume that because a home is new, inspection isn't necessary. That assumption gets expensive.
New construction inspections in SE Portland's infill areas consistently find grading and drainage issues on tight lots with little room for proper slope away from the foundation. Flashing at windows and doors is another regular finding. Infill builds often use non-standard framing details to fit the lot, and the details around penetrations don't always get the attention they need. These are usually the builder's responsibility before you close, and a written report documents them.
The 11-month warranty inspection gets those defects written down while your builder warranty is still in effect. Your year runs from the closing date.
Common findings in new construction and infill
Grading and drainage toward foundation
Tight urban lots leave little room for proper drainage slope. Common finding on infill builds.
Flashing deficiencies at windows and doors
Water gets into the wall through an opening that looks right from the sidewalk.
HVAC installation defects
Open duct seams, an exhaust vent left disconnected, a system nobody balanced at startup.
Insulation and ventilation gaps in attic
Thermal imaging can help spot these. Invisible to the eye and often covered by builder warranty if caught in time.
Radon (yes, even in new homes)
A 2024 infill build sits on the same soil the 1912 bungalow does. Test it.
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
SE Portland Area by Area
The stretch from Hawthorne to Lents changes character every few blocks, and so does the inspection. Here is what buyers typically encounter in each area.
Sellwood-Moreland
1910s - 1950s
One of SE Portland's most sought-after neighborhoods, with Craftsman bungalows and small Victorian-era homes along tree-lined streets near the Willamette. These are genuinely old homes. Galvanized supply pipes, cast iron drains, crawlspace moisture, and original or patchwork-updated electrical are all standard conversation topics here. Sewer scope inspection is especially valuable in Sellwood.
Hawthorne & Eastmoreland
1910s - 1940s
Eastmoreland in particular has some of Portland's most architecturally significant pre-war homes. Hawthorne runs the same era mix. These homes have tremendous appeal and real system-age concerns. Knob-and-tube wiring, galvanized plumbing, and foundations without modern waterproofing are common. At Eastmoreland price points, you want accurate condition information before you commit.
Woodstock & Mt. Tabor
1920s - 1960s
A mix of Craftsman bungalows and mid-century homes spread across rolling terrain near Mt. Tabor Park. Sloped lots here add a foundation and drainage dimension that flat-lot homes don't have. Retaining walls, drainage systems, and crawlspace conditions all get closer attention on hillside homes. Age-related system concerns from the pre-1965 era apply throughout.
Foster-Powell & Creston-Kenilworth
1950s - 1980s
Working-class Portland neighborhoods that have seen significant buyer interest in recent years. Homes here span the transition from post-war construction through the suburban ranch era. Federal Pacific and Zinsco panels are a consistent finding in the 1965 to 1980 homes. Polybutylene plumbing shows up in the later builds. Good bones at approachable prices, but system updates are part of the ownership picture.
Division & Clinton
Mixed eras + active infill
One of Portland's fastest-changing corridors, with pre-war bungalows next to modern infill builds and small-lot townhomes. Buyers here need to know which era they're actually buying. The older homes carry the same concerns as Hawthorne and Woodstock. The infill builds are new but not problem-free. Grading, flashing, and HVAC installation are the focus on any new construction in this corridor.
Reed & Woodlawn
1940s - 1970s
The Reed neighborhood surrounds Reed College and has a mix of post-war modest homes and mid-century construction. Woodlawn blends into the outer SE and NE boundary. Homes here are well-priced for Portland and carry inspection profiles consistent with their age. Crawlspace conditions, electrical panel age, and deferred roofing maintenance are the most common focus areas.
Multnomah County Risk Factors
What Makes SE Portland Homes Different to Inspect
Portland's climate, housing age, and infill density create specific inspection concerns that go beyond what you'd find in newer suburban markets.
Aging Housing Stock
More than 40% of SE Portland homes were built before 1970. That means galvanized supply pipes, cast iron drains, knob-and-tube wiring, and decades of patchwork updates are common across Sellwood, Hawthorne, Woodstock, and Eastmoreland. Understanding what's original, what's been replaced, and what's been poorly modified is the core skill that matters most in this market.
40%+ of SE Portland homes pre-1970
Crawlspace Moisture
Portland receives 36+ inches of rain per year. In SE Portland's older homes, that rainfall has been working against crawlspace foundations for 50 to 100 years. Inadequate vapor barriers, missing or failed drainage, and wood rot from sustained moisture contact are findings in a significant portion of SE Portland homes. Thermal imaging can point to moisture in wall assemblies that crawlspace access alone won't reveal.
Crawlspace moisture very common pre-2000
Problem Electrical Panels
Federal Pacific Stab-Lok and Zinsco panels were installed widely in SE Portland homes from the 1960s through the early 1980s. Both have documented failure histories. Insurance carriers are increasingly refusing to write coverage without replacement. Identifying these panels before closing gives buyers a concrete repair item to plan around. Swapping one out generally runs $2,500 to $4,500.
Typical replacement: $2,500 to $4,500
Real Inspection Photos
From Recent SE Portland Inspections
Real photos from Russ's SE Portland reports. Each finding in a report comes with photos like these.
-
A double-tapped breaker, with two wires under a terminal made for one. Loose connections like this can overheat, so an electrician should correct it. Why inspectors flag double-tapped breakers -
Added crawlspace supports built with non-engineered posts and shims. Repairs like this may not carry the load, so a structural evaluation was recommended. What improper floor beam support means -
Discoloration consistent with mold on attic sheathing. It points to a past or current moisture or ventilation issue worth having evaluated. What causes attic mold in Portland homes -
Moisture coming through a basement wall damaged the finishes and left small patches of suspected mold. A water restoration specialist was recommended. What leaking basements mean for buyers -
Original wood windows with failing paint and glazing can let water and air in. They are common in older SE Portland homes and often need repair or restoration. Repair or replace old wood windows -
Without kick-out flashing, runoff where a roof meets a wall can run down the siding and get behind it. Installing one was recommended. Roof flashing problems buyers should know
Inspection Scope
What We Check in a SE Portland Home
Every inspection covers the major accessible systems and components, 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.
EPA Radon Zone 2
Radon Testing in SE Portland
EPA rates Multnomah County as Zone 2, moderate radon potential, and individual homes still test above the action level. Radon is a colorless, odorless radioactive gas produced naturally by uranium breaking down in soil and rock. It seeps into homes through foundation cracks, crawlspace openings, and soil contact. You cannot smell or see it. The only way to know your level is to test.
The county designation is a starting point. Soil, foundation type and ventilation move the actual reading a long way from one address to the next. A number from two doors down tells you nothing about your house. Every home needs its own test.
We recommend radon testing on every SE Portland inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. It is much simpler to sort out while the house is still under contract. It is much harder to address after.
Learn About Radon Testing →Radon facts for SE Portland 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
SE Portland Home Inspection FAQs
Questions buyers in SE Portland and Multnomah County ask most before booking.
SE Portland home inspections start at $395 for homes up to 1,000 sq ft and scale by square footage. Free thermal imaging is included at every price point. Radon testing is $150 when added to an inspection. See the full pricing table at trustedhome.org/pricing.
Plan on 2.5 to 4 hours, with size, age and condition moving that number. Older bungalows in Sellwood, Hawthorne, or Woodstock often run toward the longer end because there is more to document. Infill new construction on Division or Clinton tends to be more predictable in layout, though the scope is identical. Follow me the whole way through or just meet me at the end for the walkthrough.
Knob-and-tube is an early wiring system installed in homes built roughly before 1950. The wires are ungrounded and lack a safety ground conductor. The bigger concern is that insulation blown over knob-and-tube in attics creates a fire risk. Many insurance carriers will not write a policy on a home with active knob-and-tube, or they require an electrical inspection first. It's present in a significant portion of SE Portland's older Craftsman and bungalow homes in Sellwood, Hawthorne, and Woodstock.
Yes. On an infill lot the city checked set stages against a minimum standard. Nobody walked the finished house on your behalf. Our inspections on SE Portland infill builds regularly find grading that directs water toward the foundation, improper flashing at windows and doors, HVAC installation defects, and insulation gaps. Every one of those is the builder's to fix while you are still under contract, and the written report puts them on record. There is also the 11-month warranty inspection, timed to catch what surfaces during your first year in the house.
Yes. Multnomah County is EPA Radon Zone 2, moderate radon potential, and individual homes still test above the action level. Radon is the second-leading cause of lung cancer in the U.S.. If your home tests above 4 pCi/L, a mitigation system typically costs $800 to $1,500. Radon testing is $150 when added to your inspection. Learn more about radon testing.
Your report is delivered through Spectora with high-resolution photos of every significant finding, severity ratings, and plain-language explanations. Getting it right comes ahead of getting it fast. Most reports go out the same day. An old house with a long list can push into the next morning. After you receive your report, call or text with any questions. Unlimited follow-up is included.
Thermal imaging is included at no extra charge on every inspection. The infrared camera shows temperature differences that can point to wet spots behind finishes, gaps in insulation, and connections running hot, none of which are visible to the eye. In Portland's wet climate, it is not optional equipment. 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. Learn more about the CMI® designation.
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 gives you the information you need to make that call. Russ is available after delivery to walk you through what is critical, what is manageable, and what the findings mean technically.
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. Mention your service when you book. 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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