What a Home Inspection in the PNW Includes
Buying a home in the PNW is an exciting milestone, but it's also one of the biggest investments you'll ever make. At Details Home Inspections, we believe knowledge is power. A professional home inspection gives you a clear picture of the property's condition, helping you avoid costly surprises down the road. Whether you're a first-time buyer or a seasoned homeowner, understanding what goes into a home inspection can make the process smoother and more confident.
Our home inspections follow the State Standards of Practice (SOP). This ensures a consistent, thorough evaluation without being overly invasive. Our inspections are visual examinations using standard tools and operational tests—no dismantling walls or digging up yards. Below, we'll break down exactly what a typical home inspection includes, based on state requirements and our enhanced services.
1. Structural Components
The foundation of your home is one of the most critical components we inspect. We inspect visible elements for signs of settling, cracks, or damage that could affect stability.
Foundation and Basement/Crawlspace: Visible walls, slabs, floor framing, and support posts. In Vancouver and Portland’s wet climate, we pay special attention to moisture intrusion, water damage, and ventilation to prevent issues like mold or rot.
Roof Framing and Attic: Decking, trusses, insulation, and ventilation. We'll check for proper airflow to avoid heat loss in our Pacific Northwest winters.
Stairs and Superstructure: Railings, steps, and overall framing for safety and integrity.
2. Exterior Elements
The home's exterior protects everything inside. We examine accessible areas to identify weather-related wear common in the PNW's rainy seasons.
Siding, Trim, and Walls: Materials like vinyl, wood, or stucco for cracks, rot, or poor installation.
Windows and Doors: Operation, seals, and flashing to ensure energy efficiency and water resistance.
Decks, Porches, and Balconies: Structural support, railings, and attachments.
Grading and Drainage: Site slope, gutters, downspouts, and surface water management to prevent foundation flooding—a big concern in our area.
3. Roofing System
Roofs in the PNW take a beating from rain, wind, and moss growth. We inspect from the ground, ladders, or roof (if safe).
Covering Materials: Shingles, tiles, or metal for missing pieces, curling, or granule loss.
Chimneys and Vents: Flashing, caps, and spark arrestors.
Gutters and Downspouts: Clogs, leaks, and proper extension away from the foundation.
4. Plumbing System
Water issues can lead to expensive repairs. We test fixtures and observe visible piping.
Supply and Drain Pipes: Materials, leaks, corrosion, and water pressure.
Fixtures: Sinks, toilets, showers, and tubs for functionality and leaks.
Water Heater: Age, capacity, venting, and temperature-pressure relief valve.
Domestic Hot Water System: Overall operation and any visible issues.
5. Electrical System
Safety is paramount here—we check for hazards that could cause fires or shocks.
Service Entrance and Panels: Main panel, breakers, wiring type (e.g., noting wiring risks).
Outlets and Switches: Grounding, GFCI protection in wet areas (kitchens, baths, garages), and polarity.
Lighting and Fans: Operation and visible wiring.
6. Heating, Ventilation, and Air Conditioning (HVAC)
Vancouver's mild but damp climate demands reliable systems for comfort and air quality.
Heating System: Furnace, boiler, or heat pump—filters, vents, and safe operation.
Cooling System (if present): AC unit, only tested when temps are above 60 degrees.
Ductwork and Vents: Leaks, insulation, and airflow.
Fireplaces and Wood Stoves: Chimney, damper, hearth, and any gas logs.
7. Interior Elements
Inside, we focus on livability and safety.
Walls, Ceilings, and Floors: Cracks, water stains, or unevenness.
Doors and Windows: Operation, locks, and safety glass.
Kitchen Appliances: Built-in ovens, cooktops, dishwashers, and exhaust fans (permanently installed only).
Bathrooms: Ventilation fans, caulking, and exhaust to prevent moisture buildup.
Garage: Door openers, auto-reverse safety features, and fire separation from the home.
8. Additional Enhancements We Offer
While the state SOP provides a solid baseline, at Details Home Inspections, we go beyond to give you extra peace of mind—especially for PNW-specific concerns like radon (common in Clark County) and sewer issues.
Structural Pest Inspection: Dry rot, conducive conditions for wood-destroying organisms (full WDO identification requires a licensed pest inspector).
Optional Add-Ons: Radon testing, sewer scope (camera inspection of lines for breaks or roots), well flow tests, and water quality tests.
What’s Not Included
To set clear expectations:
Code compliance, permits, or boundary surveys.
Concealed areas, environmental hazards (asbestos, lead, mold), or pools/spas/saunas.
Cosmetic issues or predictive lifespan estimates.
Inspections typically take 2-3 hours, depending on home size (1,000-3,000 sq ft is common). You'll receive a detailed digital report the same day with photos, notes, and prioritized recommendations.
Why Choose Details Home Inspections?
Our licensed, insured inspectors know PNW homes inside out—from SW Washington to NW Oregon. We're unbiased, thorough, and here to educate you. A home inspection isn't about passing or failing a house; it's about empowering your decision.
Ready to schedule? Contact us today at 360-823-3034 or DetailsHomeInspections.com
Let's ensure your PNW dream home is as solid as it looks!
