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.
Troutdale's Housing Stock Runs the Full Range. Your Inspector Should Know Every Era.
From historic bungalows near the old downtown to mid-century ranches and newer construction along the Sandy River corridor, Troutdale homes don't share a profile. As a Certified Master Inspector® with 10+ years of home inspection experience and hands-on work as a licensed general contractor, Russ inspects the east metro every week and knows what each era brings to the report.
Troutdale Housing Market
$464,779
Median sale price
18 days
Median days on market
11
Homes sold per month
26
Homes for sale now
Troutdale Know-How
These Homes Have History. So Do I.
Troutdale, Oregon
Troutdale sits where the Columbia River Gorge begins and the Sandy River meets the Columbia. That geography shows up in the housing stock. You have early-century bungalows near the historic downtown core, mid-century ranch homes spreading out from there, and newer construction pushing south toward the Sandy River floodplain. Each era has its own inspection profile. A 1940s bungalow on Historic Columbia River Highway and a 2003 tract home off Crown Point Highway are not even close to the same inspection.
Ten years of inspections, and I'm a licensed general contractor. My specialty is difficult, high-end framing. I've also replaced roofs, built and painted cabinets, run wiring, poured concrete, waterproofed showers, set tile, and hung siding and windows. That's the difference between noting a defect and understanding why it likely happened in the first place.
When I walk an older Troutdale bungalow, I'm reading the home the way a builder would: looking at what was done right, what was modified over multiple owners, and what the Gorge weather has done to the exterior over 80 years. Sandy volcanic soils, high wind exposure, and proximity to the river create conditions you don't see further west in the metro. I know where to look.
I hold Certified Master Inspector® certification, Oregon OCHI license #1898, and Washington DOL license #1856. Every inspection includes free thermal imaging.
Before You Buy
Troutdale Homes by Construction Era
Out here the build decade decides what I spend the day looking at. Troutdale's market spans from early 20th-century downtown homes to recent east metro construction, and each period carries a distinct set of priorities.
Pre-1965 Homes
Troutdale's oldest homes cluster near the historic downtown core and along the Historic Columbia River Highway corridor. Many date to the early 1900s through the postwar period. These are homes with real character. They also carry original or partially updated systems that have been in service for 60 to 100 years and have gone through multiple owners, each leaving their own mark on the plumbing, electrical, and structure.
Galvanized steel supply pipes are the most common plumbing finding in pre-1965 Troutdale homes. These pipes have been corroding from the inside for decades. Pressure at the tap falls off and the water runs rust colored. A whole-house repipe can be a $10,000 to $25,000 job. Some homes still have knob-and-tube wiring or very early panel setups that present real safety concerns and insurance challenges.
Sewer scope inspection is especially valuable here. The cast iron waste line has been in that ground somewhere between 65 and 100 years. Root intrusion from the mature trees common in historic Troutdale neighborhoods, scale buildup, and joint seepage are consistent scoping findings.
Common findings in pre-1965 homes
Galvanized steel supply pipes
Corroded internally. Reduced pressure and discoloration. Replacement can run $10,000 to $25,000.
Cast iron drain lines
Root intrusion, scale, and joint seepage after 65+ years. Sewer scope essential.
Knob-and-tube or early panel wiring
Original wiring present in some properties. Insurance carriers frequently decline or require updates.
Crawlspace moisture and wood rot
Foundations without modern waterproofing managing decades of Pacific NW humidity and sandy soil drainage.
Roofs at or beyond service life
Gorge wind and moisture accelerate wear. Age and shingle condition documented in report.
1965 - 1985 Homes
Troutdale grew significantly during this period as east Multnomah County expanded. Ranch homes and mid-century splits from this era are well-represented throughout the areas just outside the historic core and in the subdivisions spreading toward Gresham. These homes are solid and often well-sited, but this era generates the most costly inspection findings in Troutdale's market.
Polybutylene plumbing is the finding that matters most in this era. Installed across the Portland metro from the late 1970s through the mid-1990s, polybutylene degrades from chlorine exposure in municipal water. Fittings fail first, and failures can be sudden and significant. Insurance carriers are increasingly requiring replacement before coverage is offered. Federal Pacific Stab-Lok panels are also common in Troutdale homes from the 1960s through 1980s and carry well-documented safety concerns.
Common findings in 1965 - 1985 homes
Polybutylene plumbing
Chlorine eats it from the inside, and the fitting lets go all at once. Insurance often requires replacement. Replacement can run $10,000 to $20,000.
Federal Pacific and Zinsco panels
Documented safety concerns. Insurance carriers frequently flag or decline coverage.
Aluminum branch circuit wiring (1965 - 1973)
Heat builds at the terminations. CO/ALR devices, or pull it out.
Crawlspace moisture and vapor barrier failure
Sandy soils near the river corridor combined with Pacific NW rainfall. Very common in pre-2000 homes.
Roofs with heavy moss and Gorge wear
The Columbia Gorge wind corridor accelerates shingle wear and moss accumulation, especially on north-facing slopes.
1985 - 2005 Homes
East metro growth pushed more residential development into Troutdale and the surrounding Gorge corridor during this period. These homes look modern, but they are now 20 to 40 years old and have specific inspection concerns that are easy to miss without knowing what to look for. This era also includes a lot of homes built on lots near the Sandy River floodplain, where grading and drainage are a recurring concern.
HVAC systems from the late 1990s and early 2000s are reaching or past the end of their typical 15 to 20-year service life. Roof systems from this era are also entering replacement windows. Gorge wind exposure means shingles on east-facing and north-facing slopes in Troutdale often show more wear than comparable homes further west in the metro.
Common findings in 1985 - 2005 homes
HVAC systems at end of service life
Systems from the late 1990s and 2000s are commonly at or past their 15 to 20-year lifespan.
Composite wood siding failure
1990s hardboard and wood-fiber siding absorbs moisture in wet climates. Fails from the bottom up.
Roofs reaching end of service life
A 25-year shingle from the turn of the century is likely near the end of its life, and Gorge wind is hard on a tired roof. Gorge exposure accelerates wear. Replacement can run $10,000 to $20,000.
Grading and drainage on river corridor lots
Properties near the Sandy River and lower-lying areas can have more acute drainage challenges into crawlspaces.
Radon still present
Multnomah County's volcanic sandy soils produce radon regardless of home age. Test every purchase.
New Construction
Troutdale doesn't have a single large new development on the scale of South Hillsboro, but newer builds have appeared throughout the east metro in small subdivisions and infill lots. Buyers sometimes assume that because the home is new, inspection isn't necessary. That assumption costs money when it turns out to be wrong.
New construction inspection in the Troutdale area consistently finds grading and drainage issues on recently disturbed lots, HVAC ductwork installation defects, attic insulation and ventilation deficiencies, and window flashing details that don't meet manufacturer requirements. Before closing, they're items to raise with the builder. After that, repairs may fall to you.
The 11-month warranty inspection puts defects on paper before your builder's one-year coverage runs out. That year counts from your closing date, not from the day you notice something.
Common findings in new construction
Grading and drainage toward foundation
Freshly disturbed lots near the Sandy River corridor often drain toward the foundation. Common and expensive post-close.
HVAC installation defects
Duct seams left open, an exhaust vent disconnected in the attic, a system nobody balanced.
Flashing deficiencies at windows and doors
In the Gorge wind and rain corridor, improper flashing allows moisture into wall assemblies that look fine from outside.
Insulation and ventilation gaps in attic
Thermal imaging can point to these. Often invisible to the eye, and often covered by builder warranty if caught in time.
Radon (yes, even in new homes)
Multnomah County's volcanic sandy soils produce radon regardless of the home's age. Test every purchase.
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
Troutdale Area by Area
Historic downtown, the subdivisions up the hill, and the river-adjacent lots are three different inspections. Here is what buyers typically encounter in each area.
Historic Downtown Core
Early 1900s - 1950s
Bungalows and early-century homes near Troutdale's original downtown along Historic Columbia River Highway. Real architectural character, and systems to match the age. Galvanized plumbing, cast iron drains, and original or patchwork-updated electrical are the conversation here. Sewer scope inspection is especially worth adding in this area.
Mid-Century Subdivisions
1960s - 1980s
Ranch homes and mid-century splits spreading out from the historic core toward the east metro. Polybutylene plumbing is most likely to appear here, along with Federal Pacific panels. Solid construction in many cases, but these homes carry the era's most costly potential findings. Inspection before closing is not optional in this price range.
Sandy River Corridor
Mixed eras
Properties near the Sandy River and lower-lying areas of Troutdale bring a specific set of drainage and moisture concerns. Sandy volcanic soils drain quickly but can shift. Crawlspace moisture is a consistent finding near the river. Some parcels carry floodplain considerations that affect insurability. Grading evaluation is a key part of inspections in this area.
Crown Point & Gorge Edge
Various
Properties along the Gorge edge and Crown Point Highway see the most intense wind and moisture exposure in the area. The Columbia River Gorge accelerates weather through this corridor in ways that put real wear on roofs, siding, and exterior wood components. Homes here often show more exterior deterioration than comparable properties further west in the metro at the same age.
East Metro Subdivisions
1990s - 2000s
Planned subdivisions from the 1990s and 2000s pushing toward Fairview and Wood Village. These homes look modern but are now at the age where HVAC systems, roofing, and water heaters commonly need replacement. Market pressure can push buyers to waive inspection here. Don't. The report is the only documentation you'll have of what the home's systems actually look like.
Rural & Acreage Properties
Mixed eras
Larger lots and rural properties along Troutdale's edges and toward Corbett. Some are on well and septic systems, which require separate specialist evaluations. Outbuildings and acreage expand the scope. The Gorge climate and shifting sandy soils are particularly relevant on larger parcels, and adding any outbuildings to the inspection ($100) adds important information.
Multnomah County Risk Factors
What Makes Troutdale Homes Different to Inspect
Troutdale's geography, soils, and weather create specific inspection concerns that go beyond what you'd find in other parts of the Portland metro.
Gorge Wind and Weather Exposure
The Columbia River Gorge is a natural wind tunnel, and Troutdale sits at its western entrance. Wind speeds here consistently exceed what properties experience further west in the metro. Roofs, siding, and exterior wood components in Troutdale often show accelerated wear from this exposure. It's one of the first things I'm accounting for when I pull up to a property here.
Affects roofs and exteriors across all eras
Sandy Soils and Crawlspace Moisture
Troutdale's volcanic sandy soils drain faster than the clay soils found in Washington County, but they come with their own challenges. Properties near the Sandy River and lower-lying areas can see more acute crawlspace moisture when seasonal groundwater is high. Vapor barrier failures, wood rot, and inadequate ventilation are consistent crawlspace findings throughout the east metro's older housing stock.
Crawlspace moisture very common pre-2000
Polybutylene Plumbing Prevalence
Troutdale's 1970 to 1995 housing stock has a high rate of polybutylene plumbing, installed during the same years the east metro was expanding rapidly. This plumbing material was banned from new installation after widespread failures were documented. It degrades from chlorine exposure and fails suddenly at fittings. Finding it before closing is one of the most valuable things an inspection can do for buyers of homes from this era.
Replacement: typically $10,000 to $20,000
Real Inspection Photos
Found on Recent Troutdale Inspections
Real photos from Russ's Troutdale reports. Every report includes photos like these for each finding.
-
Standing water and stains from earlier pooling sat on this crawlspace vapor barrier. Ongoing moisture here can feed wood decay and mold-like growth. Crawl space moisture and pooled water -
The soil along this side yard sloped toward the house. Grading that tips inward can send rainwater toward the foundation and crawlspace. How poor grading sends water to the foundation -
This vent boot was pushed inward, leaving a dip where water can pool. Adjusting it helps the boot last and lowers the chance of a roof leak. Roof flashing problems buyers should know -
A cracked hip shingle on this Troutdale deck roof had moss growing in the gaps. Weather-worn shingles like this should be replaced before they let water in. What to check on a roof before an offer -
Rot at the base of a deck railing post on a Troutdale home. Exterior wood here can wear faster in Gorge weather, and rotted posts can weaken a railing. Deck and exterior structure findings -
This crawlspace duct had come loose from its hangers and was resting on the ground, where it can tear, collect moisture and leak heated air. Common crawlspace findings in Portland homes
Inspection Scope
What We Check in a Troutdale Home
Roof to crawlspace, everything reachable gets looked at. We physically enter attics and crawlspaces. We operate the systems we can safely access using normal controls. 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.
Multnomah County Zone 2 Risk
Radon Testing in Troutdale
Multnomah County is classified as an EPA Zone 2 moderate radon potential area. Troutdale's volcanic sandy soils create direct pathways for radon to seep into homes through crawlspace openings and foundation contact points. Radon is a colorless, odorless radioactive gas. You cannot smell or see it. The only way to know your home's level is to test.
A county designation is a starting point. Soil, foundation type and how the house ventilates move the actual number a long way between neighbors. The reading from the house next door has no bearing on yours. Every property needs its own test.
We recommend radon testing on every Troutdale inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. Far easier to handle while the house is still under contract than after you have the keys.
Learn About Radon Testing →Radon facts for Troutdale 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
Troutdale Home Inspection FAQs
Questions buyers in Troutdale and east Multnomah County ask most before booking.
Troutdale home inspections start at $395 for homes up to 1,000 sq ft and scale by square footage up to $845 for homes up to 5,000 sq ft. Free thermal imaging is included at every price point. Radon testing is $150 when added to an inspection, mold sampling is $245, and detached structures are $100 each. Full pricing is at trustedhome.org/pricing.
Figure 2.5 to 4 hours, more as the house gets bigger, older or rougher. Older bungalows near the historic downtown core often run toward the longer end because there is more to document. Newer homes are more predictable in layout, though the scope is identical. Come along for all of it, or just meet me at the end for the walkthrough.
Polybutylene is a gray plastic plumbing material installed across the Portland metro from the late 1970s through the mid-1990s. Quest and FlowGuard were the names on the box. Chlorine in municipal water degrades polybutylene over time, and fittings fail suddenly rather than developing slow leaks first. Insurance carriers have increasingly moved to requiring replacement before offering coverage on homes with polybutylene. It is present in a significant portion of Troutdale homes built from 1970 to 1995. Pulling it out and repiping generally lands between $10,000 and $20,000. Finding it before you close is one of the most important things a Troutdale inspection can do.
Yes. Multnomah County is classified as an EPA Zone 2 moderate radon potential area. Troutdale's volcanic sandy soils and crawlspace construction create pathways for radon entry into homes. Adding radon testing to your inspection is $150. If results exceed the EPA action level of 4 pCi/L, mitigation systems typically cost $800 to $1,500 and having documented results before closing gives you an information point to work with. 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. Accuracy comes ahead of turnaround time. Most reports go out the same day. A long list on an older house can run into the next morning. Once you have read it, call or text me about anything in it. 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 moisture behind finishes, voids in insulation, and connections running hot, often none of it visible to the naked eye. In the Gorge corridor, moisture infiltration around windows and siding makes this particularly valuable. 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.
The contingency period is your window to decide, and it shuts when the sale closes. After closing, you don't. The report is your documentation. Russ is available after delivery to help you understand what is critical, what is manageable, and what each finding actually means. Unlimited follow-up is included.
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.
We serve the full Portland metro and SW Washington seven days a week, with no travel fee within 40 miles of Oregon City, which covers Troutdale, Gresham, Portland, Oregon City, Lake Oswego, Beaverton, and surrounding communities. On the Washington side, we cover Vancouver, Camas, Washougal, and Clark County. Available 7 days a week. If your dates are tight, call or text (971) 202-1311 and we will find a slot.
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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