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 12 years of contractor experience, Russ knows what each era hides.

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Russ Motyko, Certified Master Inspector performing a home inspection in Tigard Oregon
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Tigard Housing Market

$617,500
Median sale price
32 days
Median days on market
56
Homes sold last month
145
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center

Tigard Know-How

These Homes Have History. So Do I.

A Tigard Oregon home representative of the Washington County housing stock Russ inspects
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.

Not only do I have 10 years of inspector experience, I also worked as a Contractor for 12. 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 exactly 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 (top 3% of the industry), Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.

Know What You Are Buying

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 will 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 runs $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 is 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 $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 do not always meet current code. Lead paint below 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. Requires evaluation at every outlet and fixture.
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 $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. Additions and finishes that don't match permitted plans.
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 invisible without thermal imaging 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. Defects found after that window become your expense.

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 catches these.
Attic insulation and ventilation gaps
Invisible to the eye and covered by builder warranty if caught in time. Thermal imaging finds 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

Elevated Radon Exposure Zone

Washington County falls within the elevated radon exposure zone for the Portland metro area. 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 makes elevated radon a seller negotiation item. Mitigation costs $800 to $1,500. That's a manageable amount to address before you close. It's much harder to deal with afterward.

Washington County elevated risk zone
Full Scope Inspection

Everything We Check in a Tigard Home

Every inspection covers all accessible systems and components, roof to crawlspace. We physically enter attics and crawlspaces. We operate every system we can safely access. We 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.

Free Thermal Imaging on Every Tigard Inspection

In Tigard, thermal imaging finds drainage failures and building envelope intrusion inside wall assemblies and under flooring long before they produce visible interior damage. Clay soils and hillside properties make moisture detection especially valuable. Included at no extra charge because Washington County's conditions make it necessary, not optional.

Learn More →
Elevated Radon Risk Zone

Radon Testing in Tigard

Washington County falls within the elevated radon exposure zone for the Portland metro. 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 makes elevated radon a seller negotiation item. If levels exceed 4 pCi/L, a mitigation system typically costs $800 to $1,500. That's a manageable number to address before closing. It's 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.
1 in 4
Portland metro homes test above EPA action level County designations show elevated risk. Individual testing is the only way to know.
48h
Test takes 48 hours Continuous electronic monitor placed at the start of the inspection. Digital results delivered promptly.
$150
Added to your inspection Standalone testing is $195. Add it at booking and save $45.

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No hidden fees, no surprise add-ons. Thermal imaging is included on every inspection.

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  • Free thermal imaging
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  • EPA-certified radon test
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  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
  • Mold air sampling & lab results
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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 $795 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 evaluates cripple walls and anchor bolts on every crawlspace inspection in Tigard.
Yes. Washington County is in the elevated radon exposure zone. 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 costs $800 to $1,500 and addressed before closing becomes a seller negotiation item.
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. Competitors in the Portland metro typically charge $150 to $250 for this as a separate add-on. In Tigard, the infrared camera is especially valuable for finding drainage failures inside wall assemblies and crawlspace moisture driven by Washington County's clay soils. Learn more about thermal imaging.
The Certified Master Inspector® (CMI®) designation is the highest credential in the home inspection profession, held by the top 3% of the inspection industry. It requires a verified track record of completed inspections, education, and peer review. 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 offers a 10% military discount 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 within a ~35-mile radius of Portland. Not sure if we cover your area? Just call.

~35-mile radius from Portland
Available 7 days a week
Dual-licensed OR & WA
Oregon state-licensed home inspector seal
Oregon Certified OCHI Lic. #1898
Washington state-licensed home inspector seal
Washington Licensed DOL Lic. #1856

Multnomah County home inspections. Portland and the rest of Multnomah County are full of older housing stock, including 1920s craftsman bungalows in SE Portland, Pearl District lofts, and mid-century homes in NE Portland. Older homes mean knob-and-tube wiring, cast iron drains, and aging foundations. I’ve inspected hundreds of homes across Multnomah County and know exactly what to look for in each neighborhood.

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