A lot of people picture a home inspector walking around with a clipboard, poking at walls, and writing stuff down. The truth is a lot more involved than that. A good inspector goes through hundreds of items in a few hours. Here is a clear breakdown of what gets checked, room by room.
Starting Outside
Your inspector starts outside before ever stepping through the front door. We look at the grading around the foundation. Water should run away from the house, not toward it. We check the gutters and downspouts to see if they are directing water away from the structure.
We also check the siding, trim, and any wood that touches the ground. In Portland and the rest of the Pacific Northwest, moisture and wood rot are some of the most common problems we find. We look at driveways, walkways, and any decks or patios attached to the home.
The Roof
If it is safe to walk on, we get up there. We look at the condition of the shingles or roofing material, the flashing around chimneys and skylights, and any areas where water might pool. We check the gutters again up close. A roof near the end of its life is one of the most costly surprises a buyer can face, so this step matters a lot.
The Attic
Most buyers never set foot in the attic. We do. We are looking for several things at once: signs of water leaking in from the roof, the condition and amount of insulation, whether the attic has proper ventilation, and any signs of mold or pest activity. We also check that bathroom exhaust fans are vented to the outside and not dumping moisture into the attic, which is a very common problem.
The Electrical System
We check the main panel first. We look at the breaker types, the wiring, and whether the panel has been updated. We note any double-tapping, aluminum wiring, or signs of amateur work. In older Portland homes, we specifically look for Federal Pacific Stab-Lok panels and knob-and-tube wiring.
Throughout the home, we test every outlet we can access, check for grounding and GFCI protection in kitchens, bathrooms, garages, and outdoors, and look for any exposed wiring.
The Plumbing
We run every faucet, flush every toilet, and check under every sink. We look at the water heater, check its age, and inspect for proper temperature-pressure relief valve installation. We note the pipe materials, including whether the home has any CPVC plumbing, galvanized steel, polybutylene, or lead pipes.
We also check water pressure and look for any signs of leaking at fixtures, supply lines, and drain connections.
The HVAC System
We turn the heat on. We turn the air conditioning on if temperatures allow. We look at the furnace or heat pump, check the condition of the filter, and look for signs of carbon monoxide risk. We check the age and estimated remaining life of the equipment. We look at ductwork in any accessible areas.
The Crawlspace
This is the spot most homeowners never see, and it can hide big problems. We go in and check for moisture intrusion, standing water, wood rot, pest damage, missing or damaged insulation, and whether the vapor barrier is in good shape. In Portland and Southwest Washington, crawlspace moisture problems are extremely common.
The Interior
We check walls, ceilings, and floors for cracks, water stains, and signs of settling. We open and close every window and door. We check for proper operation of smoke detectors and carbon monoxide detectors. We test the garage door opener and look at the garage structure.
The Kitchen and Bathrooms
We run the dishwasher, test the range hood and exhaust fan, and check all the plumbing under the sink. In bathrooms, we test for soft spots in the floor around toilets, check caulking and grout conditions, and look for signs of moisture intrusion behind tiles.
What We Do Not Check
An inspection is a visual examination of accessible areas. We do not move furniture, open walls, or dig up the yard. If we see something that warrants further investigation, we say so. That might mean recommending a sewer scope, a structural engineer, or an electrician for follow-up.
Want to know exactly what your prospective home is hiding? Book your Portland area inspection with a Certified Master Inspector who uses a thermal imaging camera on every inspection. Schedule today.