A home inspection is a visual evaluation of a home’s condition. It covers the foundation, roof, exterior, interior, electrical system, plumbing, heating and cooling, and all the major components in between. A licensed inspector walks through the home from top to bottom and reports on what they find. The goal is to give you a clear picture of what you are buying before you close.
As a Certified Master Inspector with more than 2,000 inspections completed in Oregon and Washington, I follow a detailed process on every job. Here is what that process includes, and what falls outside of it.
The Roof
Your inspector will evaluate the roofing materials, flashings, gutters, downspouts, skylights, and chimneys. In Oregon and Washington, inspectors look for moss and algae growth, worn or curling shingles, damaged flashings around penetrations, and signs of improper drainage. A roof inspection is visual from accessible areas. In some cases, the inspector may not walk the roof if the pitch or condition makes it unsafe.
The Exterior
This covers the siding, trim, windows, doors, decks, patios, walkways, driveways, grading around the foundation, and vegetation that is close to the structure. In the Portland area, wood rot is extremely common due to our wet climate. Inspectors check for rot in siding, window trim, and deck framing. Proper grading away from the foundation is also critical here because of our heavy rainfall.
The Foundation and Structure
The inspector will look at the foundation walls, framing, floor structure, and any visible structural components. This includes the basement or crawlspace where the majority of structural issues hide. Crawlspace inspections are especially important in Oregon and Washington because of our moisture levels. Inspectors look for water intrusion, wood rot, pest damage, and improper repairs to the framing.
Read about the biggest red flags in a home inspection, including what foundation problems look like and why they matter more than almost anything else.
The Electrical System
A home inspection includes an evaluation of the electrical panel, branch circuit wiring, outlets, switches, and visible fixtures. The inspector checks for safety hazards like double-tapped breakers, undersized wiring, open junction boxes, and improper grounding. In Portland-area homes, two specific panel brands get extra attention: Federal Pacific and Zinsco. Both are known to fail in dangerous ways and are found in many homes built before 1990.
The Plumbing System
The inspector evaluates the water supply pipes, drain pipes, water heater, fixtures, and visible valves. They run the water, check water pressure, look for leaks under sinks and around fixtures, and note the condition and age of the water heater. In older Portland-area homes, inspectors also watch for galvanized steel pipes that are rusting from the inside, and CPVC plastic pipes that can crack and fail unexpectedly.
The Heating and Cooling System
The inspector will operate the heating system and evaluate the furnace or heat pump, the distribution system (ducts or radiators), and the flue or venting. They will also evaluate any air conditioning equipment if present. Inspectors note the age and condition of equipment and flag issues like cracked heat exchangers, which can allow carbon monoxide into living spaces. This is a safety issue, not just a comfort one.
The Attic
Attic inspections reveal a lot about a house. Inspectors look at insulation levels, ventilation, framing condition, and any signs of moisture or pest activity. Improper bathroom fans venting into the attic instead of outside is one of the most common findings in Portland-area homes. It causes moisture buildup, mold, and eventually rot in the roof structure.
The Interior
Walls, ceilings, floors, doors, windows, stairways, and built-in appliances are all part of the inspection. Inspectors look for cracks, stains, damage, and signs of previous repairs that may be hiding larger problems. They test windows for operation, doors for proper function, and kitchen appliances that are included in the sale.
What Makes Trusted Home Inspections Different
Every inspection we complete includes free thermal imaging using an infrared camera. This technology shows temperature differences in walls, ceilings, and floors that can reveal hidden moisture, missing insulation, electrical hot spots, and other issues that are invisible to the naked eye. Most inspection companies charge an additional $150 to $250 for this service. We include it on every inspection because it catches things that protect you.
What Is NOT Included in a Standard Home Inspection
A standard home inspection does not include everything. These items are typically separate services:
- Sewer scope (inspection of the underground sewer line with a camera)
- Radon testing (a known health hazard in parts of Oregon and Washington)
- Mold testing (air sampling and lab analysis)
- Well and septic system inspections
- Chimney sweeping or Level 2 chimney inspection
- Pool and spa inspections
- Underground oil tank testing (common in older Portland-area homes)
- Asbestos or lead paint testing
For Portland-area buyers, a sewer scope and radon test are two add-ons that are almost always worth it. The sewer scope checks the underground pipe between the house and the city main. Radon is a naturally occurring gas that can reach dangerous levels in homes across the Willamette Valley and Southwest Washington.
How Long Does a Home Inspection Take?
Most single-family home inspections take 2.5 to 4 hours depending on the size and condition of the home. Larger homes, older homes, and homes with more systems (pools, outbuildings, multiple HVAC units) take longer. I recommend being present for the walkthrough at the end so I can show you exactly what I found and explain what it means in plain terms.
What to Do With Your Inspection Report
You will receive a detailed report with photos and descriptions of every item evaluated. Not everything in the report is a reason to panic. Inspectors are required to note everything, including minor maintenance items. What matters most is understanding which findings are safety issues, which are expensive repairs, and which are routine maintenance. Learn more about what can fail a home inspection and how to use your report effectively.
Book Your Inspection Today
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. We serve the Portland metro area and Southwest Washington within a 25-mile radius. Available 7 days a week. Free thermal imaging included. Military discounts available. Bilingual service in Russian available.
Schedule your home inspection today and know exactly what you are buying.