While the Portland real estate market is finally cooling off slightly, home prices still remain near historic highs. For years, buyers have faced bidding wars and lost out to flippers, real estate investors, and all-cash offers. That’s pushed many buyers to not only offer as much as they can but waive the home inspection and other contingencies. Nationwide, 25% of buyers waived the inspection contingency in early 2022 according to the National Association of Realtors.
Waiving the inspection can be incredibly risky. You will be financially liable for any issues with the home, and you may be unable to back out of the sale. If you’re already stretching your budget, the last thing you want to discover is your new home needs a $10,000 new roof, has significant foundation issues, or needs costly sewer line repairs.
As important as it is to get a home inspection, Portland buyers should also spend time choosing the right inspector to get the most benefit. Here’s what to look for in a home inspector in Portland and the best inspectors in the business for your peace of mind and protection.
Tips for Hiring Portland Inspectors
Not all home inspectors are equal. A good Portland home inspector has enough experience to recognize issues that inexperienced inspectors would miss. They should be willing to put the time into a thorough inspection to uncover serious issues that may otherwise be overlooked. These tips will help you find a diligent, skilled, and dependable inspector to give you peace of mind.
- Verify they are certified and licensed. An Oregon home inspector must be certified and licensed by the Construction Contractors Board. Certification requires passing the four-hour National Home Inspector Examination.
- Make sure they have insurance. An Oregon certified home inspector who is licensed should have at least the minimum liability insurance and bond. Errors and Omissions insurance isn’t required, but it’s important because it covers claims related to errors, failure to report, or incorrect reporting of a defect.
- Look for trade group membership and/or certification such as InterNACHI or ASHI.
- Find out if they have additional certification or training. This may be important if you are buying a home with unique features or you have specific concerns. A home inspector may have additional certification to inspect chimneys, for instance.
- Ask about their experience. Ideally, you want a Portland home inspection company with many years of experience. This means the inspector has seen it all including issues or defects that are easy to miss.
Portland Property Inspectors LLC – High-Tech Home Inspection Services + Radon, Pest & Sewer Inspections
Portland Property Inspections LLC serves East and West Portland with comprehensive home inspection services in Portland aided by the latest technology. A certified inspector uses a drone to inspect the roof, chimney, and hard-to-reach exterior areas of the home. Every home inspection includes a pest and dry rot inspection. Your inspection will take 2-4 hours and include a home inspection report you can view online and download.
The company offers additional services that can usually be added to a home inspection including video sewer inspections and radon testing.
Inspection pricing:
- Starting at $345 for condos (up to 1,000 SF)
- Starting at $395 for homes (up to 1,000 SF)
- 5% discount for first responders, military, teachers, and seniors
- Reduced fees available for condos, townhomes, and new construction
Pacific NW Home Inspections – 17 Years of Experience as a Portland Home Inspector
Certified Oregon home inspector Tom Island has over 17 years performing City of Portland residential inspections and home remodeling. Pacific NW Home Inspections performs many types of inspections:
- Buyer home inspections
- Pre-listing inspections
- Historic home inspections
- One-year warranty inspections
- Condo and duplex inspections
- Manufactured home inspections
Many companies that provide a home inspection in Portland, Oregon only prepare an inspection report, they cannot give you estimates or perform any repairs. As one of the best Oregon home inspectors, Pacific NW Home Inspections provides as much insight as possible for new home buyers. Their website includes helpful resources including renovation and repair estimates to help put issues on the report into perspective.
Prices start at $595 for award-winning home inspection services backed by more than 100 5-star reviews from past customers.
Nonprofit Home Inspections – Nonprofit Home Inspection Portland Company Founded to Empower Clients & Increase Access to Safe Housing
The trained, certified home inspectors at Nonprofit Home Inspections (NHI) helps clients make informed decisions and improve access to safe housing through comprehensive home inspection services. Their Portland home inspection reports are available on a sliding scale to clients who cannot afford full price and they serve not only homeowners but also tenants who are facing unsafe living conditions and landlords who will not make repairs.
Unlike many Portland home inspectors, NPI is also a licensed general contractor. Their inspectors have experience with home construction and remodeling which gives them even greater insight and recognition of home defects. All reports include educational components to empower homeowners and buyers.
Nonprofit Home Inspections has more than 600 reviews with an overall 5.0 rating with a history going back to 2014. The company was founded by Charles Lewis whose mother, Carol, purchased a fixer upper as a single mother of six children. Later in life, Carol was diagnosed with mesothelioma, likely caused by exposure to asbestos in the dilapidated house.
Nonprofit Home Inspections uses technology like thermal imaging to uncover defects not visible to the naked eye. Recent defects they’ve uncovered with a thermal imaging camera include a heating register hidden behind drywall, a broken window pane seal, a toilet hooked up to hot water to fill the tank, and hidden water leaks.
Inspection fees:
- Starting at $395 for single-family homes (thermal imaging included)
- Starting at $345 for condos
- Sewer scope add-on: $150
- Pool inspection add-on: $245
- Pest and dry rot report add-on: $50
- Sliding scale inspection fees for low and moderate income families
Same-day reports are guaranteed!
Nickelson Home Inspections, LLC – Family-Owned Home Inspections with Discounts for First-Time Buyers
Nickelson Home Inspections, LLC has one of the longest track records in Greater Portland and a sterling reputation. A member of ASHI, InterNACHI, and InterNACHI Certified First Time Home Buyer Friendly, Nickelson inspectors take extra time to explain how the systems in your home work with $20 off for first-time buyers. Since the 1990s, their certified Portland inspectors have performed 20,000+ inspections.
Nickelson Home Inspections offers advanced PDX inspections using the latest technology:
- Residential inspections
- Apartment inspections
- Commercial inspections
- Thermal imaging
- Sewer scope
- Radon testing
- Moisture intrusion
- Mold inspections
- Home energy scores
PacWest Home Inspections – Full-Service Portland Inspectors Using the Latest Technology
PacWest Home Inspections is an ASHI member with a team of three licensed, certified home inspectors in Portland, OR ready to deliver a comprehensive inspection. Your inspector will walk through the home with you to explain its general condition and any issues as they are discovered. Your report will be emailed and include details of items discussed with videos and 150+ full-color photos for reference.
PacWest Portland home inspection prices:
- Home inspections starting at $400
- Condos starting at $350
- Sewer scope add-on: $135
- Radon testing add-on: $135
PacWest can also perform testing for asbestos, mold, and lead paint.
APEX Home Inspections, Inc – 5-Star Portland Home Inspection Company Founded in 1996
Apex Home Inspections is one of the oldest and most trusted inspection companies with three licensed and Oregon certified home inspectors. The company has a full team of licensed, trained professionals who perform:
- Full home inspections
- Radon testing
- Sewer scope inspections
- Underground tank searches
Apex goes above and beyond to search for defects large and small. The company belongs to the Oregon Real Estate Inspectors Association (OREIA) and the American Society of Home Inspectors (ASHI) and carries errors & omissions insurance and general liability coverage.
Apex home inspection fees are based on square footage with discounts for condos. Additional services added to a home inspection such as radon testing have a discounted rate.
Your itemized inspection report will be emailed to you same-day.
Portland Home Inspectors Map
Home Inspection Portland FAQs
How much does a home inspection cost in Portland OR?
Home inspections in Portland OR usually start at $400 for smaller homes under 1,000 to 1,500 SQ FT. An inspection of a large home (5,000+ SQ FT) may cost up to $700 or more.
Who pays for an Oregon home inspector?
The home buyer pays for the home inspection. The home inspection report belongs to the buyer and does not need to be shared with the seller unless stated otherwise In the sales contract.
What does a home inspection cover?
A Portland home inspection covers all readily accessible components of the interior and exterior of the home including the following:
- HVAC system
- Electrical system
- Plumbing
- Roof
- Gutters
- Foundation
- Walls, floors, and ceilings
- Windows and doors
- Basement
- Crawlspace and attic
Portland inspectors do not need to inspect areas that can’t be easily accessed, but many go above the standard requirements and use advanced technology to “see” behind walls and under floors. This includes drones to survey the roof and chimney and thermal imaging to look for hidden electrical issues, moisture problems, leaks, broken window seals, and more.
As you prepare to make one of the largest purchases of your life, make sure you give plenty of thought to choosing the inspector you will trust to make sure the home’s condition is what you expect and you won’t be left on the hook for significant surprise repair bills.
If you’re under contract or getting ready to put in an offer on a home, don’t forget to look ahead to the moving process too! Give us a call at PDX Movers for a free, affordable moving quote from our trusted Portland movers. We look forward to making the move into your new home easy and stress free!
