The first thing an experienced home inspector wants to see is the exterior of the home and how water is managed around the foundation. Before I ever step inside a house, I am already reading the story the exterior tells. The grading, the gutters, the downspout locations, the condition of the siding, and the landscaping close to the house all tell me what I am likely to find once I get inside.
Water is the number one enemy of every home. It causes more damage than fire, wind, and earthquakes combined. An inspector who understands this starts looking for water management problems from the moment they pull up to the curb. After 2,000+ inspections in the Portland area, this approach has helped me find serious problems that might have been missed by a less systematic inspection.
The Exterior Walk: What I Look For First
Before I open my toolbox, I walk slowly around the entire perimeter of the house. This takes 10 to 15 minutes and gives me a tremendous amount of information. Here is what I am evaluating:
Grading and Drainage
The ground around the foundation should slope away from the house at a rate of about 6 inches over the first 10 feet. When it slopes toward the house, every rain event pushes water against the foundation. In Portland, where we average 36 inches of rain per year, poor grading is one of the most reliable predictors of crawlspace moisture and basement water problems.
Gutters and Downspouts
Gutters that are sagging, pulling away from the fascia, or missing sections cannot do their job. Downspouts that discharge water right at the foundation edge are just as bad as having no gutters at all. I look for extensions, splash blocks, and buried drains that direct water well away from the structure.
Foundation Visible Above Grade
I want to see at least 6 inches of foundation wall above the soil line. When the soil is piled against the siding or wood framing, moisture and pests can reach the structure directly. Many Portland-area homes have this problem because of garden beds built up against the house over many years.
Roof Lines and Visible Roof Condition
Even from the ground, I can see a lot about the roof. Ridgelines that sag indicate framing problems. Missing or curling shingles are visible from the street. Heavy moss growth tells me the roof has been wet and cold for extended periods, which accelerates wear. I note all of this before I ever look at the roof up close.
Siding Condition and Previous Repairs
Patched siding, mismatched paint, or caulk applied in unusual places can signal previous water intrusion or damage that someone tried to cover. I pay special attention to areas below windows, around door frames, and at wall-to-roof intersections. These are the places where water most commonly finds its way in.
The Electrical Panel: The Second Stop
After the exterior walk, the electrical panel is often the second thing I want to see. The panel tells me several important things at once. It tells me the age of the electrical system, whether it has been updated, and whether it is a brand that I need to investigate further.
In the Portland area, Federal Pacific Electric and Zinsco panels are found frequently in homes built between the 1950s and 1980s. These panels are known safety hazards. Seeing one immediately changes the priority level of my electrical evaluation. It also means I need to tell the buyer that this will likely affect their insurance options. Learn about the issues that can fail or seriously complicate a home inspection, including electrical panel concerns.
The Attic: The Third Key Area
The attic is one of the most revealing parts of any home. Most homeowners never go up there. That means problems can develop unnoticed for years. In the attic, I am looking for:
- Signs of past or current roof leaks (staining on the sheathing or rafters)
- Proper insulation levels and even coverage
- Adequate ventilation (improper ventilation leads to moisture buildup and mold)
- Bathroom or kitchen exhaust fans venting into the attic instead of outside
- Pest activity, especially signs of rodents
- Any modifications to the framing that could weaken the roof structure
The attic is where I use thermal imaging to its full advantage. Temperature differences visible through the infrared camera show me exactly where insulation is missing, where moisture is present, and where heat is escaping from the living space below.
The Crawlspace: What Other Inspectors Skip
Not every inspector gets into every crawlspace. I do. The crawlspace is where water, rot, and pest damage live quietly until they become very expensive. In Oregon and Washington, crawlspaces are one of the most common sources of serious findings. I look for standing water or moisture staining, damaged vapor barriers, damaged or missing insulation, wood rot in the floor joists or beams, pest damage including wood-boring beetles and termites, and evidence of previous flooding.
Because I have 12 years of general contracting experience in addition to my inspection credentials, I can tell the difference between old staining that has been addressed and active moisture intrusion. That distinction matters when you are deciding whether to buy a home.
Why the First Look Matters So Much
The systematic approach an inspector takes at the very start of an inspection sets the tone for everything that follows. An inspector who rushes past the exterior or skips the attic is missing context that makes the rest of the inspection make sense. The best inspections are methodical from the first step to the last.
I often tell clients that a home inspection is like reading a book. You cannot understand chapter five if you skipped the first four. The exterior, the panel, the attic, and the crawlspace are the first chapters of every house. Learn everything that is included in a complete home inspection so you know what your inspector should be covering.
Tips for Buyers Before the Inspector Arrives
You can do a quick walk around the home before your inspection and look for the same things I look for first. Here is what to pay attention to:
- Does the ground slope toward the house or away from it?
- Are the gutters full of debris, pulling away, or missing sections?
- Is there soil, mulch, or plant material piled against the siding?
- Are there any obvious patches, stains, or repairs on the exterior walls?
- Does the roofline look straight, or does it sag in the middle?
- Is there visible moss on the roof?
If you answer yes to several of those questions, bring them up with your inspector. You are not overreacting. You are doing your job as an informed buyer. Learn what the biggest red flags in a home inspection are so you know how to prioritize what you find.
Hire an Inspector Who Looks at Everything
Trusted Home Inspections is led by Russ, a Certified Master Inspector (CMI #1898 OR, #1856 WA) with more than 2,000 completed inspections and 12 years of general contracting experience. Every inspection includes free thermal imaging. We serve the Portland metro area and Southwest Washington and are available 7 days a week.
Schedule your home inspection today and get an inspector who starts working before he even opens the front door.