You have an offer accepted. The inspection is scheduled. Now you are wondering: what exactly does the inspector do for three hours?
A lot, it turns out. A thorough home inspection covers hundreds of individual components across every major system in the house. Here is a plain-language breakdown of exactly what gets checked and why it matters to you as a buyer.
The Roof
The inspector evaluates the roofing material, the flashings around chimneys and vents, the gutters, and the fascia boards. The goal is to estimate remaining life, spot active or past leaks, and flag anything that could let water into the house. In the Pacific Northwest, roofs take a beating. Moss, algae, and years of wet weather cause damage that is not always visible from the street.
A good inspector will walk the roof when it is safe to do so. Some inspectors view it only from the ground or from a ladder. At Trusted Home Inspections, we walk the roof whenever it is safely accessible. You get eyes up close, not just a long-distance estimate.
The Attic
The attic tells a lot of stories. The inspector checks insulation levels, ventilation, and the roof structure from the inside. This is also where we often find evidence of old leaks, pest activity, or improper bathroom fan venting dumping moisture directly into the attic instead of outside. Attic problems are common in Portland-area homes and they are usually invisible until someone opens the hatch.
Exterior and Drainage
The inspector walks the perimeter and looks at siding, paint, caulking, window trim, and grading. Grading is the slope of the ground around the foundation. If the ground slopes toward the house, water follows it. Poor grading is one of the most common contributors to crawlspace moisture problems in the Portland metro area.
Decks, porches, steps, and railings also get checked for structural integrity, rot, and proper attachment to the house.
The Crawlspace
This is one of the most important areas in a Pacific Northwest home, and one that many buyers never think about. The inspector physically enters the crawlspace and checks the vapor barrier, insulation, wood framing, any signs of moisture or standing water, and pest damage. A crawlspace with a failed vapor barrier can lead to mold, rot, and structural damage over time.
Some inspectors only look in from the hatch. We crawl the full space. There is no other way to actually know what is down there.
The Foundation
The inspector looks for cracks, settlement, bowing walls, and any signs of movement. Not all cracks are serious. Hairline cracks in poured concrete are common and often not a concern. Horizontal cracks, stair-step cracks in block foundations, or cracks with displacement are a different story. The inspector explains what they see and what it might mean for you.
Electrical
The inspector opens the main electrical panel and evaluates the wiring, breakers, and overall condition. They look for double-tapped breakers, improper wire gauges, signs of overheating, and panel brands with known defect histories like Federal Pacific and Zinsco. Every accessible outlet gets tested. GFCI protection in kitchens, bathrooms, garages, and outdoor areas is verified. Smoke and carbon monoxide detectors get checked.
In older Portland homes, it is common to find knob-and-tube or aluminum branch circuit wiring. Both require explanation because both affect insurance and safety.
Plumbing
The inspector identifies all visible supply and drain lines, checks water pressure, looks under sinks for leaks, and tests every fixture. The water heater gets evaluated for age, proper installation, and safety features. The inspector also identifies the pipe material throughout the house. This matters because some materials, like polybutylene and galvanized steel, have known failure histories that affect insurability and future repair costs.
Heating and Cooling
The furnace, heat pump, or mini-split gets tested for function. The inspector checks filters, heat exchangers when visible, gas connections, flues, and overall condition. Age matters here because a furnace near the end of its useful life is a budget item the buyer needs to plan for.
In Southwest Washington and much of the Portland metro area, heat pumps have become very common. We test heating and cooling modes and evaluate the condition of the outdoor unit.
Interior Rooms
Every room in the house gets walked. The inspector looks at ceilings, walls, and floors for signs of water intrusion, structural issues, or deferred maintenance. Windows are tested for operation and seal failure. Doors are checked for proper latching and swing. Stairways and railings get checked for safety.
What About Thermal Imaging?
A thermal camera sees heat differences that the naked eye cannot. Hidden moisture behind walls, missing insulation, overloaded electrical circuits, and HVAC duct leaks all show up as temperature anomalies on a thermal scan. At Trusted Home Inspections, thermal imaging is included on every inspection at no extra charge. It is one of the most valuable tools in modern home inspection and most inspectors charge extra for it or do not offer it at all.
How Long Does It Take?
A thorough inspection of an average-sized Portland area home takes about two and a half to three hours. Larger homes, older homes, and homes with multiple systems take longer. You are welcome to attend the entire inspection and ask questions as we go. Most buyers find it one of the most useful things they do during the whole buying process.
When Do I Get the Report?
Your report is delivered the same day through Spectora, our reporting software. It is written in plain language with photos for every finding. You do not have to decode inspector jargon. The report tells you what was found, what it means, and what kind of professional you would need to address it.
Ready to schedule? Russ Motyko is a Certified Master Inspector serving the Portland metro and Southwest Washington, licensed in both Oregon (#1898) and Washington (#1856). Book online, call 971-202-1311, or email office@trustedhome.org. We inspect seven days a week.