What Is Usually Included
in a Home Inspection
Roof to crawlspace. Electrical to plumbing. Here’s what a standard home inspection actually covers, section by section.
Most buyers ask the same question before their first inspection: what exactly is the inspector going to look at? It’s a fair question. You’re about to pay for a service that will shape one of the biggest decisions of your life. You should know what’s included.
A standard home inspection covers the visible and accessible systems of the home. That means the roof, attic, foundation, crawlspace, exterior, electrical, plumbing, HVAC, and interior. The inspector walks through the accessible areas, tests what can be tested, and documents what’s found. At Trusted Home Inspections, thermal imaging and moisture meter readings are included on every inspection.
This post walks through each area of the home, explains what the inspector looks for, and points out what tends to come up in Portland-area homes specifically. If you want to see what a completed report looks like, check out the sample reports on the site.
The inspection doesn’t cover everything. Things like underground oil tanks, sewer lines, septic function, and well water require separate specialists. That’s covered in a separate post. But for a standard buyer’s home inspection, here’s what you get.
What Counts as a Standard Inspection
Home inspections in Oregon follow the state Standards of Practice set by the Construction Contractors Board, and Washington has its own standards set by the Department of Licensing. Those standards define what inspectors are required to examine and report on. The inspection is visual and accessible. That means the inspector looks at what’s visible without moving furniture, cutting into walls, or dismantling systems.
That’s a limit, but an experienced inspector can still learn a lot from visual evidence. Water stains, settlement cracks, rust, burn marks, improper installations, and code-era clues all tell a story. You just need to know how to read them.
What’s included in the base inspection at Trusted Home Inspections: roof inspection (walked or drone), attic, crawlspace full entry, foundation and structure, exterior surfaces and drainage, electrical panel and outlets, plumbing supply and drain, HVAC systems, and interior rooms. Thermal imaging and moisture meter readings are included at no extra charge. Radon testing, mold testing, and pool inspection are available as add-ons. Sewer scopes are arranged separately through a plumber.
Roof and Exterior
The roof is the first line of defense. Russ walks it when it’s safe to do so. When conditions don’t allow it (steep pitch, wet surfaces, fragile materials), a drone goes up. Either way, the roof gets a visual assessment.
The roof covers shingles, flashing, gutters, and penetrations. The exterior inspection covers siding, trim, caulking, grading, and drainage.
- Shingle age and visible condition
- Gutter condition, slope, and downspout discharge locations
- Missing or worn flashing at chimney, skylights, and roof-wall transitions
- Soil graded toward the foundation (water pooling risk)
- Siding with gaps, rot, or missing caulking at penetrations
- Sagging roof deck or visible sheathing failure
- Active leaks or water damage visible at eaves or fascia
Attic
The attic gets more findings than most buyers expect. In Portland, the combination of mild, wet winters and energy-efficient construction creates a specific attic moisture problem. Tight homes trap interior air. That warm, moist air rises into the attic and condenses on cold sheathing. It looks like mold. It often is mold. The fix is usually improving ventilation or air sealing.
Attic inspection covers insulation, ventilation, roof structure, and signs of moisture or pests. Thermal imaging can help show heat loss and possible moisture at penetrations.
- Insulation type and R-value estimate
- Ventilation type (ridge vents, soffit vents, gable vents, power fans)
- Blocked soffit vents reducing air circulation
- Exhaust fans discharging into attic space instead of outside
- Knob-and-tube wiring buried under insulation (a fire risk)
- Black staining on sheathing suggesting active condensation or mold
- Sagging or damaged roof rafters or ridge board
Older Portland Homes Have a Longer List of Concerns
- Pre-1950 homes often have knob-and-tube wiring still in use, ungrounded outlets, and original galvanized pipes nearing the end of their service life.
- Homes from the 1950s to 1980s may have Federal Pacific or Zinsco electrical panels, both known for performance problems.
- The wet Portland climate means moisture findings are common, especially in attics, crawlspaces, and around windows in older homes without proper flashing.
- Underground oil tanks are a known issue in older homes throughout Multnomah, Clackamas, and Washington counties. The standard inspection documents surface evidence only. Tank testing requires a separate specialist.
Electrical System
Electrical is one of the most important sections of any inspection. It’s also where the most variation exists between houses, especially in older Portland homes.
The inspector checks the main panel, sub-panels, visible wiring, and outlets throughout the home. Thermal imaging can help show hot spots at the panel and outlets.
- Panel brand, age, and amperage capacity
- GFCI protection at kitchens, bathrooms, garage, exterior, and crawlspace
- Double-tapped breakers sharing a single terminal
- Ungrounded three-prong outlets in older homes
- Missing AFCI protection in bedrooms (required in newer homes)
- Federal Pacific, Zinsco, or Pushmatic panels that warrant evaluation by an electrician
- Knob-and-tube wiring in use (not just present)
- Thermal anomalies at the panel suggesting overloaded circuits
Plumbing
Plumbing gets inspected from the meter to the fixtures. Supply lines, drain lines, water heater, and visible pipes in the attic, crawlspace, garage, and under sinks are all checked.
In Portland homes, the most common plumbing findings are galvanized steel pipes (rusty, restricted flow, approaching end of life in homes built before about 1960), polybutylene pipe (a 1980s-90s material known for failure), and CPVC pipe with signs of stress cracking. The water heater age and condition are always documented.
The inspection covers supply and drain lines, water heater, fixtures, and any visible evidence of leaks or improper installation.
- Pipe material identification (copper, PEX, galvanized, CPVC, polybutylene)
- Water heater age, capacity, and seismic strapping
- Slow drains or gurgling that suggests drain line obstruction
- CPVC supply lines showing signs of brittleness or discoloration
- Water heater older than 10 years approaching typical end of service life
- Polybutylene pipe throughout the home (known failure risk)
- Active leaks at supply valves, drain traps, or appliance connections
HVAC
Heating and cooling are operated and evaluated during the inspection. The furnace is turned on. The A/C or heat pump is operated if outdoor temperatures allow. Ductwork is checked where accessible. The inspector looks at flue pipes, filter condition, and any signs of improper venting or combustion issues.
Age matters a lot here. A gas furnace over 20 years old is near the end of its typical service life. An aging heat pump might work fine on inspection day and fail the following winter. Those findings are documented. What you decide to do with that information is between you and your agent.
Foundation and Crawlspace
Russ fully enters every accessible crawlspace. Not just a flashlight poke through the access hatch. All the way in, as far as it’s safe to go. It’s often the single most informative part of the whole inspection.
The foundation is checked for cracks, settlement, and moisture infiltration. The crawlspace inspection covers the structure from below, including beams, posts, joists, insulation, vapor barriers, plumbing runs, and any signs of moisture, pests, or improper modifications. Moisture meter readings are taken where conditions warrant.
In the Portland metro, crawlspace findings are extremely common. Inadequate vapor barriers, missing insulation, wood-to-soil contact, and improper drainage are all routine findings. Most have solutions. You just need to know they’re there.
Interior
Each accessible room gets checked. The inspector looks at walls, ceilings, and floors for signs of water damage, settling, or structural movement. A sample of windows is operated. Doors are checked for proper closing and latching. Smoke and carbon monoxide detectors are noted.
The kitchen and bathrooms get extra attention. The inspector runs water, checks under sinks, looks for soft flooring near fixtures, and tests GFCI outlets. The garage gets a separate pass for fire separation, CO detector requirements, and the auto-reverse function on the garage door opener.
A home inspection is a thorough visual and operational examination of the home’s major systems and components. It’s not a pass/fail test, and it’s not a guarantee. It’s documentation of conditions on the day of the inspection. A detailed report with photos tells you what’s there so you can make an informed decision.
Real Inspection Photos
A Few Items From Real Reports
Real photos from Russ's inspection reports, one per system covered above.
-
At this roof to wall joint the flashing was sealed to the siding instead of tucked behind it. Sealant can fail over time and can let water into the wall. -
A plug-in tester showing an open ground. Ungrounded outlets lack a safety path to ground and are a common electrical finding. -
A displaced vapor barrier left bare soil exposed, and weeds were growing in the crawlspace. Exposed soil adds moisture under the house.
The Report
The report is photo- and video-rich. It’s organized by section, with observations clearly categorized and explained in plain language. Most reports from Trusted Home Inspections are delivered the same day. The goal is a document you can actually read and act on, not a generic form with checked boxes.
You can see what that looks like before you book. The sample reports page has real examples. Take a look.
Ready to schedule? Book online here or call to talk through what to expect for the specific home you’re buying.
Related: Home inspection myths, debunked.
Home Inspection Coverage FAQ
