Home Inspection Costs in Vancouver, WA & Portland, OR:
An Honest Breakdown.
When you are in the middle of buying a home, expenses add up quickly. It is tempting to look for the lowest bidder when choosing a home inspector. We understand that.
However, a home inspection is arguably the most important few hundred dollars you will spend during the entire real estate transaction. It is your only defense against buying a "money pit" with $20,000 in hidden structural rot or a failing sewer line.
At iQ Living Solutions, we believe in transparency. We don’t hide our fees, and we don’t spring surprise charges on you at the door. Our pricing reflects the time, technology, and expertise required to thoroughly evaluate your specific property.
2026 Base Pricing Guide
Home Inspections
Property Size (Sq. Ft.)
0 - 1,000
Condo
$350
Single Family Home
$400
1,001 - 1,500
$400
$450
1,501 - 2,000
$450
$500
2,001 - 2,500
$500
$550
2,501 - 3,000
$550
$600
3,001 - 3,500
$600
$650
+ $50 for every additional 500 sq. ft.
3,500+
+ $100 for every additional 500 sq. ft.
Older Home Surcharge: Homes built before 1980 may include a minimal surcharge ($25-$50) to account for the additional time required to inspect aging systems.
Vital Services
Radon Testing
Standalone: $200
Add-on: $150
Clark County and some areas of Portland is a Zone 1 (High Risk) area for Radon gas. We deploy a continuous monitor that samples the air every hour for 48 hours. You get a graph and a definitive answer.
Sewer Scope
Standalone: $200
Add-on: $150
This is the #1 recommended add-on in Portland/Vancouver.
The most expensive repairs are often the ones you can't see…
Multi-Family & ADU Inspection Pricing
Investing in a multi-unit property in Clark County or Portland? Whether it is a duplex, a triplex, or a home with a "Mother-in-Law" suite (ADU), these inspections require extra time. We must evaluate multiple electrical panels, additional kitchens, and separate HVAC systems.
How We Calculate the Cost: Our pricing model is transparent and based on the total building size plus the unit count.
Step 1: Determine the Total Square Footage of the entire building (all units combined) and find the base rate in the table above.
Step 2: Add $100 per unit.
Example Calculation: Imagine you are buying a 2,000 sq. ft. Duplex (2 Units).
Base rate for 2,000 sq. ft. (Single Family): ~$500
Unit Surcharge ($100 x 2 units): $200
Total Inspection Cost: $700
We do not inspect properties with more than four units.
The High Cost of a "Cheap" Inspection
You will likely find inspectors in our area advertising rates as low as $299, while others charge $600. Before you book, ask yourself: What is being left out?
A proper inspection of a 2,000 sq. ft. home takes a minimum of 3 hours on-site, plus 1-2 hours of report writing.
"Discount" inspectors often rush through the property in 90 minutes.
This means:
Skipping the roof because it's always "too steep."
Peking into the crawlspace from the hatch instead of crawling it.
Using outdated tools
At iQ Living Solutions, we limit our schedule to ensure we have the time your home deserves. We treat a $500 inspection as if it were a million-dollar investment — because for you, it is.
Understanding Home Inspection Costs
in Oregon & Washington.
Unlike buying a product off a shelf, inspecting a home is a service tailored to the building's complexity.
Here is why one home might cost $350 to inspect while another costs $650.
Square Footage (Size Matters)
It is simple math: larger homes have more rooms, more outlets, more windows, and more roof surface area to inspect.
A 1,000 sq. ft. condo might take 2 hours.
A 3,500 sq. ft. luxury home can easily take 4-5 hours for a single inspector. We crawl every accessible inch of the sub-floor and attic. The more house there is, the more time we dedicate to ensure nothing is missed.
The Age of the Home
This is a huge factor in the Pacific Northwest.
New Construction: We focus on installation errors and builder oversight.
1970s & 1980s Homes: We look for specific era-related defects like Zinsco/FPE electrical panels, LP siding issues, or aluminum wiring.
Historic Homes (Pre-1950): These are complex puzzles. We often encounter knob-and-tube wiring, oil tanks, unreinforced masonry, and "handyman specials" (DIY repairs done over decades). Inspecting a 100-year-old Portland bungalow requires significantly more detective work than a modern Ridgefield subdivision home.