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.
Tigard's Homes Span Six Decades. Your Inspector Should Know Every Era.
From postwar Metzger ranches to Bull Mountain custom homes, Tigard's housing stock is one of the most varied in Washington County. Oregon City's only Certified Master Inspector® with 10+ years of inspection experience and hands-on work as a licensed general contractor, Russ knows what to look for in each era.
Tigard Housing Market
$579,723
Median sale price
30 days
Median days on market
67
Homes sold per month
200
Homes for sale now
Tigard Know-How
These Homes Have History. So Do I.
Tigard, Oregon
Tigard incorporated in 1961 and grew in waves. The oldest homes sit in Metzger, built when this area was still transitioning from agricultural to suburban land. Then came a massive expansion through the 1970s and 1980s that accounts for the largest share of active listings today. Bull Mountain filled in through the 1990s and 2000s with bigger, more custom homes on hillside lots. And the Tigard Triangle and I-5 corridor have seen newer townhome and infill development over the past decade. That mix creates an inspection profile you have to know era by era.
I have 10 years of inspector experience, and I am also a licensed general contractor. My specialty is difficult and high-end framing jobs, but I 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 background is what lets me read a home the way a builder does, and spot what they got wrong.
When I walk a 1970s Summerfield home, I know what polybutylene plumbing looks like at the fittings where it fails first. When I get into a Bull Mountain crawlspace, I am looking at retaining wall condition, lateral soil pressure on the foundation, and the drainage management on that hillside grade. And Washington County clay soils mean drainage evaluation is a priority on every Tigard inspection regardless of era.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.
Before You Buy
Tigard Homes by Construction Era
Tigard's housing spans six decades, and each era has a distinct inspection profile. Knowing which era you are buying into tells you a lot about what the inspection may find.
Pre-1965 Homes
The oldest homes in Tigard are concentrated in and around the Metzger district, Tigard's northeastern corner bordering Portland and Beaverton. These are modest postwar ranches built when the area was still transitioning from agricultural to suburban use. If you are buying one of these homes, you are looking at a property that is 60 or more years old. The systems that were original are at or past the end of their useful life, and the updates made along the way are often patchwork.
Galvanized steel supply pipes corrode from the inside out. After 60-plus years, internal diameter is often significantly reduced, water pressure drops, and discoloration at fixtures is a regular finding. Full repipe can run $10,000 to $25,000. Cast iron drain lines from this period have been in the ground just as long and warrant a sewer scope. Crawlspace foundations without modern waterproofing have managed decades of Pacific Northwest humidity without the tools to do it well.
Electrical systems in pre-1965 homes often reflect decades of patchwork updates. Lead paint may be present in homes built before 1978. These homes take longer to inspect because there is more to document.
Common findings in pre-1965 Tigard homes
Galvanized steel supply pipes
Corroded internally. Restricted flow and discoloration common. Replacement can run $10,000 to $25,000.
Cast iron drain lines
60-plus years underground. Root intrusion and scale buildup are consistent findings. Sewer scope essential.
Crawlspace moisture and wood rot
Older foundations without modern waterproofing accumulate decades of Pacific NW humidity.
Patchwork electrical updates
Multiple decades of owner updates that are not always done to current standards. Possible lead paint before 1978.
Roofs at or past service life
Often re-roofed once or twice. Age, layers, and Pacific NW moss damage documented in the report.
1965 - 1985 Homes
Tigard incorporated in 1961 and grew rapidly through these two decades. This is the heart of Tigard's housing market and the source of its most significant inspection findings. Summerfield, established neighborhoods near downtown, and much of the residential stock along and south of 99W were built in this window. Buying a home from this period means understanding what to look for and knowing what it costs to address.
Polybutylene plumbing was installed in many Tigard homes built from the late 1970s through the mid-1990s. It degrades through chlorine exposure in municipal water, with fittings being the first failure point. Failures are sudden, not gradual. Insurance carriers increasingly require replacement before offering coverage, and some decline to quote on homes with polybutylene entirely. Federal Pacific Stab-Lok panels have a documented history of breaker failure under overload conditions. Unbraced cripple walls on Tigard's sloped lots are one of the most significant earthquake vulnerabilities in the Portland metro. These are the findings that carry the most weight in this era.
Common findings in 1965 - 1985 Tigard homes
Polybutylene plumbing
Gray plastic pipe installed late 1970s through mid-1990s. Degrades with chlorine exposure. Insurance and financing implications.
Federal Pacific Stab-Lok panels
Documented breaker failure history. Insurance carriers frequently flag or decline coverage.
Aluminum branch wiring (1965 - 1973)
Fire risk at connection points. Calls for evaluation by a licensed electrician.
Unbraced cripple walls
Pre-1980 raised foundations on sloped Tigard lots. One of the most significant earthquake vulnerabilities in the metro.
Roofs at or past 25-year lifespan
Pacific NW moss damage accelerates deterioration. Replacement can run $10,000 to $20,000.
1985 - 2005 Homes
Bull Mountain filled in substantially during this period, along with planned subdivisions throughout the city. Improved building codes and better materials, but a distinct set of era-specific concerns. These homes are now 20 to 40 years old and have entered the maintenance phase that every house eventually reaches.
CPVC plumbing was widely installed in Portland-area construction from about 1995 through 2005. The failure mode is oxidative embrittlement: the pipe becomes increasingly brittle over time, especially near heat sources. Composite wood siding from the 1990s absorbs moisture in the Pacific Northwest climate, failing from the bottom up. By the time damage is visible at mid-wall, the lower courses have often been failing for years. And on Bull Mountain's hillside lots, drainage management, retaining wall condition, and lateral soil pressure on foundations add complexity that flat-terrain properties do not have. Washington County clay soils affect every home here regardless of neighborhood.
Common findings in 1985 - 2005 Tigard homes
CPVC plumbing embrittlement
Becomes brittle with age and heat exposure. Cracking at fittings and near furnaces is the early warning sign.
Composite wood siding failure
1990s hardboard and wood-fiber siding absorbs moisture in wet climates. Fails from the bottom up.
Bull Mountain hillside drainage and retaining walls
Steep grades create complex drainage needs. Retaining walls approaching end of useful life are a consistent finding.
Permitted and unpermitted improvement combinations
More common on larger custom homes. Signs of additions and finishes that may not have been permitted. Permit records come from the separate property history report add-on.
HVAC systems approaching end of life
Systems from 1990 to 2005 are at or past 20 to 25-year expected service life. Age and condition documented.
Tigard Triangle and New Construction
The area bounded by 99W, I-5, and Highway 217 has seen increasing residential development including newer townhomes and infill projects. These are more recent builds with a different inspection profile than the established residential neighborhoods. Buyers sometimes assume newer construction means fewer problems. It means different problems.
Production construction shortcuts are consistent regardless of build date. Grading and drainage on recently disturbed sites, HVAC installation quality, and window and door flashing shortcuts that thermal imaging can help reveal are the most common findings in this category. Municipal inspectors check code compliance at specific construction phases. They do not evaluate the finished home. If you are buying a new Tigard townhome or infill property, the inspection is not optional.
Buyers in homes still within the builder's one-year warranty window should also consider the 11-month warranty inspection. Schedule at around 10 months to document defects before the builder's coverage expires. After that, repairs may fall to you.
Common findings in newer Tigard construction
Grading and drainage toward foundation
Freshly disturbed sites on recently developed lots often drain toward the house. Common and expensive post-close.
HVAC installation defects
Improperly sealed ducts, disconnected exhaust vents, and uncalibrated systems found regularly in newer builds.
Window and door flashing deficiencies
Improper installation allows moisture into wall assemblies that look fine from the outside. Thermal imaging can help spot these.
Attic insulation and ventilation gaps
Often invisible to the eye and may be covered by builder warranty if documented in time. Thermal imaging can help spot them.
Radon regardless of build date
Washington County radon risk applies to new construction too. Every home needs its own test.
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
Tigard Area by Area
Each part of Tigard has its own housing age, terrain, and inspection focus. Here is what buyers typically encounter in each area.
Metzger
1950s - 1960s
Tigard's northeastern district bordering Portland and Beaverton. Modest postwar ranches with the full profile of mid-century inspection concerns. Close to employment centers keeps demand consistent despite housing age. Galvanized plumbing, cast iron drains, crawlspace moisture, and partial electrical updates are the norm. A sewer scope is strongly recommended in this neighborhood before you close.
Summerfield
1970s - 1980s
An established age-restricted planned community centered on a golf course. Well-maintained by community standards, but the housing age places it squarely in the polybutylene plumbing and Federal Pacific panel era. Maintained does not mean problem-free. These homes need the same close look at plumbing and electrical that any 1970s and 1980s home does, community setting or not.
Bull Mountain
1990s - 2000s
Tigard's highest-priced residential area. Larger homes on sloped lots with valley views, primarily 1990s and 2000s construction. Premium prices make thorough inspection proportionately more important. Hillside terrain adds distinct complexity: lateral soil pressure on foundations, retaining wall condition, and drainage management on steep grades. CPVC plumbing and composite siding are era-specific concerns. Inspections here typically run longer than flat-terrain homes.
Downtown & 99W Corridor
Mixed eras
Mixed housing ages and types along Tigard's commercial and transit spine. Strong demand driven by planned transit improvements. Inspection concerns vary with housing age but span all eras from postwar stock to recent infill. Crawlspace moisture, drainage, and radon apply across all homes in this corridor regardless of era.
Tigard Triangle & I-5 Adjacent
2005 - present
The area bounded by 99W, I-5, and Highway 217 has seen increasing residential infill and townhome development. More recent construction brings a different inspection profile than the established residential neighborhoods. Production pace shortcuts on grading, HVAC, and window flashing show up consistently. Homes within the builder's warranty window are good candidates for an 11-month warranty inspection.
Tigard West & Tualatin Border
1970s - 1990s
Established residential neighborhoods on Tigard's western and southern edges blending into Tualatin. Mix of 1970s through 1990s construction with good I-5 access and proximity to the Tualatin River trail system. Polybutylene is a concern in late-1970s through mid-1990s homes. CPVC shows up in 1990s builds. Crawlspace moisture is consistent throughout, amplified by Washington County's expansive clay soils.
Washington County Risk Factors
What Makes Tigard Homes Different to Inspect
Tigard's clay soils, varied topography, and radon exposure zone create inspection concerns that are specific to this part of the Portland metro.
Washington County Clay Soils
Washington County's expansive clay soils affect every home in Tigard. Clay expands when it absorbs moisture and contracts when it dries, cycling through this pattern every year. Over time that movement creates gradual foundation displacement, drainage challenges, and exterior problems that accumulate quietly until they become expensive. Tigard's varied topography makes this more complex than most Washington County cities. On sloped lots, grading failures and drainage inadequacies carry higher consequences because water has more velocity when it reaches the low point. Drainage evaluation is a priority on every Tigard inspection.
Applies to every Tigard home, every era
Bull Mountain Hillside Complexity
A significant portion of Tigard's most desirable homes sit on sloped Bull Mountain lots. Lateral soil pressure on foundations, retaining walls approaching end of useful life, and drainage management on steep grades are all factors that flat-terrain properties simply do not have. Failed retaining walls create safety and liability concerns beyond just the repair cost. Custom and semi-custom construction on Bull Mountain also means more variability in build quality and more potential for permitted and unpermitted improvement combinations. These properties take longer to inspect and demand a different level of attention in the crawlspace.
Consistent finding on sloped Tigard lots
EPA Radon Zone 2
Washington County is EPA Radon Zone 2, moderate radon potential, and individual homes still test above the action level. Radon is a colorless, odorless radioactive gas that seeps into homes through foundation cracks and crawlspace openings. It's the second-leading cause of lung cancer in the U.S. Levels vary significantly from property to property, so a neighbor's low test result tells you nothing about your home. Testing before closing tells you where the house stands while you still have time to plan. Mitigation typically costs $800 to $1,500. That is a manageable amount to sort out before you close, and much harder to deal with afterward.
Washington County elevated risk zone
Inspection Scope
What We Check in a Tigard 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. 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.
Elevated Radon Risk Zone
Radon Testing in Tigard
Washington County is EPA Radon 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.
Radon levels vary significantly from property to property. Your neighbor's low test result tells you nothing about your home. Testing before closing puts the number in front of you while there is still time to act on it. If levels exceed 4 pCi/L, a mitigation system typically costs $800 to $1,500. That is a manageable number to address before closing, and much harder to resolve after.
We recommend radon testing on every Tigard inspection. The $150 add-on is among the highest-value steps any Tigard buyer can take.
Learn About Radon Testing →Radon facts for Tigard 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 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!!!
Common Questions
Tigard Home Inspection FAQs
Questions buyers in Tigard and Washington County ask most before booking.
Tigard 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. Most Tigard homes fall in the $495 to $645 range. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
It depends on the era. Older Metzger-area homes from the 1950s and 1960s frequently have galvanized supply pipes and cast iron drains. The dominant 1965 to 1985 era brings polybutylene plumbing, Federal Pacific panels, and unbraced cripple walls on sloped lots. Homes from the 1990s and 2000s see CPVC embrittlement and composite siding deterioration. Across all eras, crawlspace moisture, Washington County clay soil drainage issues, and radon are consistent priorities.
Polybutylene is a gray plastic pipe installed in many Tigard homes built between the late 1970s and mid-1990s. It degrades through chlorine exposure in municipal water, with fittings being the first failure point. Failures tend to be sudden rather than gradual. Insurance carriers increasingly require replacement before offering coverage, and some decline to quote at all. Identifying it before closing converts a potential post-purchase crisis into a pre-closing information point. Replacement typically costs $10,000 to $20,000.
A cripple wall is the short stud wall between the foundation sill and the first floor framing in homes with raised foundations. Pre-1980 Tigard homes on sloped lots often have unbraced cripple walls, making them one of the most significant earthquake vulnerabilities in the Portland metro. Anchor bolt connections between the mudsill and foundation are also often absent or inadequate. Russ looks for unbraced cripple walls and visible anchor bolts on every crawlspace inspection in Tigard.
Yes. Washington County is EPA Radon Zone 2, moderate radon potential. Radon levels vary by property, so your neighbor's test tells you nothing about your home. Radon testing is $150 added to your inspection. If levels exceed 4 pCi/L, mitigation typically costs $800 to $1,500. Finding out before closing gives you time to plan for it.
Bull Mountain homes are typically larger, higher-priced properties on sloped lots. Hillside terrain creates lateral soil pressure on foundations, more complex drainage management, and retaining wall considerations that flat-terrain properties do not have. Custom construction means more variability in build quality and more potential for permitted and unpermitted improvement combinations. Inspections there typically run longer. See full pricing details here.
Thermal imaging is included at no extra charge on every inspection. In Tigard, the infrared camera is especially valuable for spotting signs of drainage failures inside wall assemblies and crawlspace moisture driven by Washington County's clay soils. Learn more about thermal imaging.
Certified Master Inspector® (CMI®) is a board-certified designation from the Master Inspector Certification Board. To qualify, an inspector needs at least three years in the inspection business, 1,000 or more fee-paid inspections and hours of training and education combined, completed professional education, agreement to the board's code of ethics, and consent to periodic criminal background checks. Russ is Oregon City's only Certified Master Inspector® with 10+ years of home inspection experience and 100+ inspectors trained, serving Tigard and all of Washington County. Learn more about the CMI® designation.
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.
Your report is delivered through Spectora with high-resolution photos of every significant finding, severity ratings, and plain-language explanations. The priority is accuracy and detail. Most reports go out the same day. After you receive your report, call or text with any questions. Unlimited follow-up is included.
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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