Washington County Was Built on the Tech Boom. Your Home Inspector Should Know What It Left Behind.

Beaverton ranch from 1972 with aluminum wiring. 1995 Tigard split-level with EIFS that's been hiding water for 20 years. New Sherwood spec home with negative grading at three walls. Different decades, same county. As Oregon City's only Certified Master Inspector® with 2,400+ inspections and 12 years of contractor experience, Russ knows what each Washington County era leaves behind.

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Russ Motyko, Certified Master Inspector inspecting a Washington County Oregon home
2,400+
Inspections in Oregon & Washington
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Washington County Know-How

A County Built by the Tech Corridor.

A representative Washington County Oregon suburban home Russ inspects
Washington County, Oregon

Washington County grew up around Intel, Nike, and the Silicon Forest. Most of the housing you'll inspect here was built between 1965 and 2005 to house that workforce. Aluminum wiring in the early stuff. EIFS siding on the mid-90s. Vinyl windows that fogged up by year ten. The defects here aren't random. They follow the building eras almost decade by decade.

Not only do I have 10 years of inspector experience, I also worked as a Contractor for 12. My specialty was difficult and high-end framing. But I've also replaced roofs, ran wiring, poured concrete, waterproofed showers, set tile, replaced siding and windows, installed drywall, and set doors. That dual background is what lets me read a 1973 Beaverton ranch the way the framing crew built it, and spot what a 2003 garage conversion did wrong.

When I walk a Washington County home, the era and city set the inspection priorities before I open the door. Older Aloha and Beaverton get aluminum wiring scrutiny. 1990s Tigard and Tualatin get EIFS and CPVC focus. Sherwood and Bethany new builds get grading, attic, and warranty-window checks. Forest Grove's older stock gets knob-and-tube and oil tank attention.

I hold Certified Master Inspector® certification (top 3% of the industry), Oregon OCHI license #1898, Washington DOL license #1856, and CCB #254518. Every inspection includes free thermal imaging. In the Tualatin Valley's climate, that's standard equipment.

Washington County, OR Housing Market

County-wide statistics sourced from Washington County, OR.
$556,250
Median sale price
35 days
Median days on market
552
Homes sold last month
1,305
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center
Every City in the County

Washington County, City by City

From dense suburbs like Beaverton and Aloha to rural Banks at the foot of the Coast Range. Each city has its own profile. Click any to read more.

Beaverton
1960s – present

Large suburban housing stock built primarily 1960s through 1990s. Aluminum wiring, Federal Pacific panels, and galvanized plumbing are recurring findings. Newer Beaverton stock has its own issues with grading and CPVC.
Hillsboro
Mixed eras, big range

County seat with a wide mix: historic downtown homes, mid-century neighborhoods, and the South Hillsboro tech-corridor expansion. Each area needs a different inspection mindset.
Tigard
1970s – 1990s

Established suburban community. 1970s and 1980s ranches with galvanized plumbing, single-pane windows, crawlspace moisture. EIFS siding on 1990s builds gets serious attention here.
Tualatin
1980s – 2000s

1980s and 1990s subdivision dominance. EIFS siding on some homes traps moisture when window flashing fails. Deck ledger and CPVC concerns common. Drainage on flatter lots gets scrutiny.
Sherwood
Heavy new construction

One of the county's fastest-growing cities. Heavy new construction with grading, drainage, and HVAC installation findings. 11-month warranty inspections in high demand here.
Bethany
1990s – present

Newer unincorporated community with high-end construction from the 1990s forward. Complex roofs, multi-zone HVAC, drainage on graded lots, and warranty-window inspections all common topics.
Aloha
1970s – 1980s heavy

Dense unincorporated suburban area with concentration of 1970s and 1980s homes. Aluminum wiring and galvanized plumbing are common. Federal Pacific panels still present in original stock.
Forest Grove
Victorian – present

One of the county's oldest cities. Victorian-era homes near downtown, post-war ranches in surrounding neighborhoods. Knob-and-tube and buried oil tank checks every time on older stock.
Cornelius
Mid-century working class

Older working-class housing stock. Deferred maintenance is common on mid-century homes here. Roof age, electrical, and crawlspace moisture set the inspection priorities.
King City
1960s – 1970s 55+ community

Planned 55+ community with consistent housing from the 1960s and 1970s. Aging systems, original windows, and deferred maintenance are recurring themes. Original electrical panels common.
North Plains
Small town, rural mix

Small community on the western edge of the Tualatin Valley. In-town homes plus rural properties with well and septic. Wood stove inspections common on outlying parcels.
Banks
Rural, Coast Range foothills

Rural community at the foot of the Coast Range. Older homes, private wells, septic systems. Outbuildings, wood heat, and wildfire-zone considerations all in scope here.
Know What You Are Buying

Washington County Homes by Construction Era

The county's housing stock breaks into four distinct waves. Each one has its own materials, failure patterns, and inspection focus.

Pre-1965 Homes

The oldest stock is concentrated in Forest Grove, Cornelius, downtown Hillsboro, and parts of Tigard. Victorian-era through mid-century construction. Knob-and-tube wiring, galvanized supply pipes, cast iron drains, original windows. Buried oil tanks are a documented liability on pre-1990 homes and especially common in this era.

Common findings in pre-1965 Washington County homes
Knob-and-tube wiring
Still present in unrenovated Forest Grove and Hillsboro older stock. Insurance carriers often require replacement.
Galvanized supply pipes
Internal corrosion after 60+ years. Restricted flow, discoloration. Repipe $10,000 to $25,000.
Buried oil tanks
Pre-1990 homes often had oil heat. Abandoned tanks are a disclosure and insurance liability.
Cast iron drain lines
Scale, root intrusion. Sewer scope essential.
Unreinforced foundations
Seismic retrofit status documented for awareness.

1965–1985 Tech Boom Homes

The county exploded with growth as Tektronix, Intel, and Nike scaled up. Beaverton, Aloha, Hillsboro, Tigard, and King City filled in with ranches and split-levels. The electrical here is the priority. Aluminum wiring in 1965 to 1974 builds shows up nearly every week in this part of the county. Federal Pacific and Zinsco panels are common in 1970s stock.

Common findings in 1965–1985 Washington County homes
Aluminum wiring (1965–1974)
Heavy concentration in Beaverton, Aloha, and west Hillsboro. Connection failures at outlets are a fire risk if not properly handled.
Federal Pacific & Zinsco panels
Documented failure rates. Insurance carriers regularly flag or decline coverage. Common in 1970s Tigard and Beaverton.
Polybutylene plumbing
Used in late 1970s and early 1990s Oregon builds. Degrades with chlorine exposure. Repipe $10,000 to $20,000.
Single-pane windows
Original aluminum-frame single-pane windows still common in unrenovated King City and outer Aloha stock.
Crawlspace moisture
Minimal vapor barriers in homes from this era. Tualatin Valley rainfall keeps soil saturated October through May.

1985–2005 EIFS Era Homes

The bulk of Tigard, Tualatin, Sherwood, and Bethany. CPVC plumbing was standard. EIFS (synthetic stucco) siding made its splash on mid-90s builds. The roofing systems from this period are past service life. Deck ledger and crawlspace findings are consistent across these subdivisions.

EIFS deserves its own paragraph. Late 80s through 90s product. When window and trim flashing fails, moisture gets in behind the cladding and stays there. We inspect every visible EIFS surface and recommend specialist destructive testing when warranted.

Common findings in 1985–2005 Washington County homes
EIFS (synthetic stucco) siding
Common in 90s Tigard and Tualatin. Traps moisture behind it when flashing fails. Hidden damage possible.
25-year roofs past service life
1995-2000 composition shingles are aged out. Replacement $10,000 to $20,000+.
CPVC plumbing brittleness
Becomes brittle with age. Cracks at fittings near water heaters are the warning sign.
Deck ledger and wood rot
Wet climate accelerates rot at ledger boards and post bases. Structural safety concern.
Fogged dual-pane windows
Failed window seals are common across the entire era. Documented unit by unit.

South Hillsboro & New Construction

South Hillsboro, Sherwood expansion, Bethany infill, and continuing Tigard and Tualatin subdivision work. New construction in Washington County consistently shows grading toward the foundation on disturbed lots, HVAC installation defects, and flashing errors at windows and doors. All of these are the builder's responsibility before you close, but only if you have a written report.

The 11-month warranty inspection is essential. Document defects before the builder's one-year warranty expires.

Common findings in new Washington County construction
Grading toward foundation
Common on freshly graded South Hillsboro and Sherwood lots. Builder responsibility under warranty.
HVAC installation defects
Sealed ducts, disconnected vents, uncalibrated systems found regularly in new construction.
Window and door flashing errors
Improper install allows moisture into walls. Wet climate makes failures show up fast.
Attic insulation and ventilation gaps
Thermal imaging finds these. Covered by builder warranty if caught in time.
Radon (test every new build)
Passive mitigation systems require testing to confirm they work.
From The Field

Recent Findings From Washington County Inspections

Three findings from real Washington County inspections this season. Every report includes high-res photos, severity ratings, and repair context.

Improperly modified aluminum wiring in a Beaverton 1973 ranch panel
Aluminum Wiring — Beaverton
1973 Ranch

Original aluminum branch wiring with multiple copper pigtails done without anti-oxidant or proper connectors. Heat damage visible at three outlets. Documented as fire-safety priority.

EIFS siding moisture damage at window flashing on a Tigard 1996 home
EIFS Siding — Tigard
1996 Two-Story

Cracking and staining at window perimeters on south wall. Thermal imaging confirmed moisture intrusion behind cladding. Specialist destructive testing recommended before closing.

Missing insulation gap discovered in a Sherwood new construction attic
Attic Insulation — Sherwood
2024 New Build

Thermal imaging revealed a 6 foot run of missing blown-in insulation above master bedroom. Invisible from below. Documented for builder warranty claim before the 12-month window closed.

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.

Washington County Risk Factors

What Makes Washington County Homes Different to Inspect

The county's tech-era housing stock, EIFS-heavy 90s subdivisions, and rapid new-build growth all create inspection concerns specific to this area.

Aluminum Wiring Concentration

Washington County has one of the highest concentrations of 1965 to 1974 housing in the Portland metro, and that's exactly the period when aluminum branch wiring was widely used. Beaverton, Aloha, and west Hillsboro all show it regularly. When aluminum is improperly modified with copper pigtails (a common DIY shortcut), it becomes a documented fire risk. Insurance carriers want it addressed before they bind a policy on these homes.

Heavy in 1965–1974 builds

EIFS Siding (Late 80s & 90s)

EIFS (Exterior Insulation and Finish System), or synthetic stucco, was used heavily on mid-90s Tigard, Tualatin, and Sherwood subdivisions. When window or trim flashing fails (which is common), moisture gets trapped behind the cladding and rots the structure underneath. The damage often doesn't show from the outside. We inspect every visible EIFS surface, document any signs, and recommend specialist destructive testing when warranted.

Hidden damage potential on 90s builds

New Construction Drainage

Sherwood, Bethany, and South Hillsboro have seen heavy subdivision growth. On freshly disturbed lots, drainage frequently directs water toward the foundation before soil settles. By year two or three, you've got crawlspace water or foundation cracking that should never have happened. The 11-month warranty inspection catches this while it's still the builder's problem.

Common in homes <10 years old
Full Scope Inspection

Everything We Check in a Washington County Home

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

Roof & Attic

Shingles, flashing, gutters, insulation, ventilation, moisture. Roof walked when safe.

Electrical

Panel, breakers, wiring type (aluminum flagged), outlets, GFCI and AFCI.

Plumbing

Pipe material (poly-B flagged), drains, water heater, pressure, fixtures.

HVAC

Furnace, AC, heat pump, ductwork, distribution. Install defect documentation on new builds.

Foundation & Structure

Cracks, settling, retaining walls, anchor bolts, visible structural framing.

Crawlspace

Full physical entry. Moisture, vapor barrier, insulation, wood rot.

Interior

Walls, ceilings, floors, windows (fogged glass documented), doors, built-in appliances.

Exterior & Grading

Siding (EIFS specifically), deck, driveway, grading, foundation drainage.

Free Thermal Imaging on Every Washington County Inspection

Thermal imaging is the single most useful tool for catching what visual inspection misses. Hidden moisture behind EIFS. Insulation gaps in new-build attics. Electrical hot spots in older panels. Included at no extra charge on every inspection.

Learn More →
EPA Recommends Testing Every Oregon Home

Radon Testing in Washington County

Washington County's radon potential varies by location and soil type. EPA recommends testing every home in Oregon, regardless of zone designation. Radon is a colorless, odorless radioactive gas produced naturally by uranium breaking down in soil and rock. It seeps in through crawlspace soil, foundation cracks, and sump areas.

You cannot smell or see radon. The only way to know your home's level is to test. Many buyers assume a newer home or a home with a mitigation system doesn't need testing. Not accurate. Passive systems can fail, and levels vary by soil, foundation, and ventilation. Your neighbor's result doesn't predict yours.

We recommend radon testing on every Washington County inspection. If levels exceed 4 pCi/L (the EPA action level), a mitigation system typically costs $800 to $1,500. Reasonable to resolve before closing.

Learn About Radon Testing →
Radon facts for Washington County buyers
#2
Second-leading cause of lung cancer in the U.S. After smoking. About 21,000 deaths per year nationally.
1 in 4
Portland metro homes test above EPA action level Individual testing is the only way to know.
48h
Test takes 48 hours Continuous electronic monitor placed at the start of the inspection.
$150
Added to your inspection Standalone testing is $195. Add it at booking and save $45.

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
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Most Common Inspection + Radon
$545up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
Book Now
Best Value Inspection + Radon + Mold
$740up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
  • Mold air sampling & lab results
Book Now

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.

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Common Questions

Washington County Home Inspection FAQs

Questions Washington County buyers ask most before booking.

Yes. Trusted Home Inspections serves every community in Washington County, including Beaverton, Hillsboro, Tigard, Tualatin, Sherwood, Forest Grove, Cornelius, Bethany, Aloha, King City, North Plains, Banks, Cedar Hills, and surrounding unincorporated areas. Russ is available 7 days a week.
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. Free thermal imaging is included at every price point. See full pricing at trustedhome.org/pricing.
Washington County is heavily suburban with a large concentration of homes built 1960s through 1990s. Aluminum wiring is a frequent finding in Beaverton, Hillsboro, and Aloha homes. Aging electrical panels, galvanized plumbing, and crawlspace moisture are common across the county. EIFS siding on 1990s Tigard and Tualatin homes hides moisture damage. Newer construction in Bethany and Sherwood can have grading and drainage issues.
Yes. Thermal imaging is included on every inspection at no extra charge. Most inspectors in the Portland metro charge $150 to $250 for this as an add-on. Russ uses it as a standard tool on every job.
Yes. Radon levels vary across Washington County and no home can be assumed safe without an actual test. Radon is the second leading cause of lung cancer in the US. Add radon testing to your inspection for $150, or book standalone for $195.
Yes. EIFS siding from the late 1980s and 1990s is a known moisture trap when window and trim flashing fails. We inspect all visible EIFS surfaces, note any cracks, staining, or bulging, and recommend specialist destructive moisture testing when warranted. Common on 1990s Tigard, Tualatin, and Sherwood homes.
The Certified Master Inspector® (CMI®) is the highest credential in the home inspection industry, held by the top 3% of working inspectors. Russ Motyko is Oregon City's only CMI® with 2,400+ inspections and 12 years of Licensed General Contractor experience.
Most single-family inspections take 2.5 to 4 hours depending on size, age, and complexity. The inspection is not rushed.
Reports are delivered digitally through Spectora with photos, video, severity ratings, and plain-language explanations. Most reports go out the same day. Unlimited follow-up included.
Yes. Veteran-owned. 10% military discount (MILITARY10) for veterans, active duty, reservists, National Guard, and military families. 10% first responder discount (RESPOND10) for police, fire, EMTs, paramedics, dispatchers, active or retired.

About the Inspector

Inspected and Written by Russ Motyko, CMI®

Russ Motyko, Certified Master Inspector, serving Washington County
Oregon CMI® — License #1898

Russ is Oregon City's only Certified Master Inspector® with 12 years of Licensed General Contractor experience. He has completed more than 2,400 inspections across the Portland metro and SW Washington. Bilingual in English and Russian, a U.S. Army Reserve Non-Commissioned Officer, and owner of Trusted Home Inspections.

Credentials: Certified Master Inspector® (top 3% of the industry), Oregon OCHI License #1898, Washington DOL License #1856, Oregon CCB #254518. InterNACHI member. Has trained 100+ inspectors and taught Washington State home inspection courses.

Why this page exists: Washington County's tech-corridor housing has its own specific defect patterns. This page is written and maintained by the inspector who actually does the work in Beaverton, Tigard, Sherwood, and beyond, not by an agency that's never crawled a Tualatin Valley crawlspace in February.

Read Russ's full bio →

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.

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

Don’t see your city? We likely cover it.

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