Most buyers have never watched a full home inspection from start to finish. You show up partway through, walk around with the inspector for an hour, and then get a 40-page report in your inbox. It can feel like a lot of mystery for a lot of money.
So let’s break it down. Here is exactly what a home inspector looks at, system by system, and what we are trying to find in each area.
The Roof
The roof is the first thing we assess because it affects everything below it. We look at the roofing material and its condition: how much life is left in the shingles or membrane, whether there are areas of granule loss, blistering, cracking, or improper repairs. We check the flashing at every penetration including chimneys, skylights, plumbing vents, and roof-to-wall transitions. Flashing failures are one of the most common sources of water intrusion in Portland homes.
We look at the gutters and downspouts. Are they secured properly? Are they draining away from the foundation? Is there evidence of overflow or blockage?
We evaluate the roof from the surface whenever it is safely accessible. When it is not, we use binoculars and document that the roof was evaluated from ground level. At Trusted Home Inspections, we also use thermal imaging to identify areas of moisture intrusion that may not be visible from the surface.
The Attic
We enter every attic that has accessible space. We are looking at insulation type and depth, ventilation adequacy, framing condition, and any signs of moisture intrusion from above. Attics tell us a lot about the roof even when we can’t walk on the surface. Active leaks leave staining on the sheathing and rafters. We photograph everything we find.
We also look for bathroom fans that vent into the attic instead of to the exterior. This is one of the most common code violations in Portland-area homes built before the mid-1990s. Exhaust from a bathroom fan dumps warm, moist air directly into the attic, which eventually causes mold and wood rot in the sheathing.
The Exterior
We walk the entire exterior of the home. We are looking at siding condition and any signs of water intrusion at joints, windows, and penetrations. We check the grading around the foundation: the ground should slope away from the house, not toward it. Water that drains toward a foundation is one of the primary causes of basement and crawlspace moisture problems in Portland.
We evaluate every deck, porch, and exterior stair for structural integrity, ledger attachment, railing height and strength, and surface condition. Deck failures cause injuries. We take them seriously.
We check the garage: the door operation, the automatic reversal safety function, the fire separation between the garage and living space, and the condition of the garage floor and walls.
The Foundation and Crawlspace
We enter every crawlspace that is accessible. This is not optional and it is not a peek from the hatch. We go in. We look at the foundation walls for cracking and signs of movement. We look at the floor framing for moisture damage, wood rot, and pest damage. We check the vapor barrier condition, the ventilation, and the insulation.
In Portland, crawlspaces are one of the most important parts of the inspection. Our climate creates conditions where crawlspaces accumulate moisture. A poorly ventilated crawlspace with a deteriorated vapor barrier in a wet Portland winter can have humidity levels that grow mold and rot the floor framing from below. Thermal imaging is especially valuable here: it reveals temperature anomalies that indicate moisture where it should not be.
The Electrical System
We open every electrical panel we can access. We identify the manufacturer, note the amperage and the number of circuits, and look at the wiring inside. We are looking for double-tapped breakers, improperly sized breakers, aluminum branch circuit wiring, signs of overheating, and any panel brands with known safety histories like Federal Pacific Stab-Lok or Zinsco.
We test every outlet we can reach. We are checking for proper grounding, proper polarity, and GFCI protection in areas that require it: kitchens, bathrooms, garages, and exterior outlets. We test every light switch and every ceiling fan.
We identify the wiring type throughout the home. Knob-and-tube wiring in very old Portland homes, aluminum branch wiring from the 1960s and 1970s, and modern copper wiring all have different implications and different actions that may be needed.
The Plumbing
We identify every plumbing material we can see throughout the home. Supply lines, drain lines, and the water heater connections are all examined. We run water at every fixture and observe the flow, drainage speed, and water pressure. We look under every sink for evidence of leaks, improper repairs, or drain configuration problems.
We evaluate the water heater: age, condition, proper relief valve installation, and whether the temperature and pressure relief valve discharge pipe is properly routed. Water heaters are one of the most commonly deficient items in Portland-area homes. Many are improperly strapped for seismic support, which is required in Oregon.
We identify the main water shutoff and make sure it is operable. In an emergency, knowing where the shutoff is and being able to close it quickly matters.
The Heating and Cooling Systems
We operate the heating system and evaluate its performance. We check the furnace age and condition, the filter location and condition, and the flue and combustion air adequacy. For gas appliances, we look for signs of improper combustion and verify that the flue is properly connected and exhausting.
We evaluate the heat exchanger to the extent possible. A cracked heat exchanger on a gas furnace is a carbon monoxide risk. It is one of the most important findings an inspector can make on a home with a gas heating system.
If there is air conditioning, we test it when conditions allow. We document the age and condition of every HVAC component and note the estimated remaining service life.
Every Interior Room
We go through every room in the house. We are looking at ceilings for staining, cracking, and signs of moisture intrusion from above. We look at walls for cracks that suggest structural movement. We test every window for proper operation, locking hardware, and evidence of failed seals in double-pane glass. We test every door for proper operation and latching.
We look at the floors for soft spots, signs of water damage, and uneven areas that might indicate settlement or structural issues below. We test every smoke detector and carbon monoxide detector.
Thermal Imaging Throughout
At Trusted Home Inspections, thermal imaging is used throughout the entire inspection, not just in specific areas. The infrared camera shows us temperature differences that indicate moisture, missing insulation, electrical hot spots, and heat loss. It adds a layer of information to every part of the inspection that a visual examination alone cannot provide.
Thermal imaging is included at no extra charge on every Trusted Home Inspections inspection. It is one of the most significant differences between a good inspection and an average one.
How Long Does All This Take?
A thorough inspection of a typical Portland-area home takes two and a half to four hours depending on the size and age of the house. Larger homes, older homes, and homes with more complex systems take longer. We do not rush.
At the end of the inspection, Russ walks through every significant finding with you in person at the property. You understand what was found before you leave. Your report is delivered the same day.
Ready to schedule? Book online or call 971-202-1311 seven days a week.