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Karen Krieger

WA#: 880 | OR#: 1876 | CCB#: 223564

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click to learn about Sewer, Radon and/or Oil testing

We have partnered with Down Under Environmental and will schedule their services, along with your home inspection. They offer sewer scoping, radon testing, and oil tank searches. We will do our best to have them there at the same time as your home inspection. There is a $25 fee added to your home inspection for this service on the last page of the scheduler.

Down Under Environmental fees are as follows:

Sewer scope $130
Radon testing $130*
Oil tank search $130

Bundling discounts: $10 off with 2 services/ $20 off with 3 services
*If ordering only radon testing the cost is $170.

The client will be responsible for paying Down Under Environmental at or before the time of service. They accept cash, check, or credit cards. (Call 503-659-1576 if the client will not be present to pay via credit card.) They will send the client and realtor their reports on the same day of their inspections.

Can’t find a time you are looking for? Let’s try to make it work! Please call the office at 971-666-1184. Available 24/7, call anytime.

We are a home inspection service located in Portland, OR. We are licensed in both Oregon and Washington.

At Check It Out Home Inspection Services, we offer all the home inspection services you would expect: Electrical, Plumbing, Roof, Structure, Interior, Exterior, HVAC, Garage, and Grounds.

We also offer One-Stop Shopping where you can schedule sewer scoping, radon testing, and oil tank searches 24/7 with a single click or call.

Karen Krieger

WA#: 880 | OR#: 1876 | CCB#: 223564

About Karen

I started Check It Out Home Inspection to apply my 15 years of carpentry experience to home inspections. I worked in both new construction and remodeling so I know houses inside and out — framing, foundations, plumbing, electrical, windows & doors, HVAC, you name it.

I also remodeled and sold houses which has given me hands-on experience with both sides of real estate transactions. Understanding both the buyer’s and seller’s perspectives helps me remain unbiased in my reports. I like to say the my loyalty is to the house and reporting on it fairly.

I am proud to serve the entire Portland metropolitan area as well as southwestern Washington.

Reviews

As first time home buyers we lived working with Karen! She is extremely thorough in her review and detailed in her report. She identified areas of concern and came back on short notice to ensure the repair work been performed adequately.
Marisa Rojas
Marisa Rojas
03:17 28 Jan 20
Karen was recommended by our buyer agent and we are so glad we had Karen as our inspector. She was thorough and explained the results of the inspection to us with patience and clarity. She was very timely in getting the report to us even though she had to be on site longer than normal as the keys were not on site when she arrived so her day was a bit longer than normal. Which did not seem to phase her one bit. She prepared and presented the report that evening. Plus she is delightful to talk to. It is clear that she enjoys her profession. Thank you Karen.
Bill Jassmond
Bill Jassmond
01:39 26 Jan 20
Karen is a great inspector to work with! She is great with first-time home buyers and experienced home buyers alike. Her reports are comprehensive, easy to read, and always delivered promptly. The online scheduling tool helps me easily see her availability, and base my offers and inspection timelines around her next open appointment. I highly recommend working with Karen!
Amelie Marian
Amelie Marian
00:00 05 Dec 19
Karen is a consummate professional when it comes to home inspections. She is prompt, thorough, and knowledgeable about all home systems thanks to her years of experience in both inspection and contracting. Her attention to detail and clear explanation have put all of my buyers at ease. As a result of her hard work and consistency on each job, she is my go-to home inspector and I've recommended her to numerous other realtors. She has performed outstanding work for me and my buyers and she will do the same for you.
Grant Toeppen
Grant Toeppen
20:26 16 Oct 19
Karen is professional, puntusal and thorough when she does an inspection. I have used her twice and her reports a clear with hints to maintain the property as well as any necessary repairs. I highly recommend her.
Lynne Page
Lynne Page
22:57 10 Oct 19
I am a realtor and tried a few different inspectors before I found Karen. I am so lucky I did. Not only is she a wealth of knowledge and takes her time to look at all aspects and intricacies of a home, she also does a fantastic job of connecting with all my buyers. Whether they are first timers, have bought multiple times, or are contractors themselves, she is able to engage and bring value to each. She is super responsive with scheduling, gets reports out within 24 hours, and goes out of her way to connect me with specialists such as electricians, plumbers, and pest control experts. She genuinely cares about the clients and wants them to be as happy and confident in their purchase as I do.
Esmeralda Callahan
Esmeralda Callahan
15:25 27 Sep 19
I recommend Karen Krieger of Check It Out Home Inspection to my Real Estate Buyers regularly. She is thorough and knowledgeable in her home inspections. Clients often do not know much about structure and systems of houses, and Karen is very good at explaining and educating. Her reports are clear and informative, and she is readily available for follow up questions. Her information greatly helps in the process of negotiating a real estate transactions and Home Buyers are better equipped for homeownership after working with Karen.
Holly Burton
Holly Burton
16:01 25 Sep 19
Karen is extremely knowledgeable and offered a lot of insight to our home-buying process. Her reports are very thorough and showed a wide range of considerations and solutions. We loved working with her and would definitely recommend her services!
Monica Melgar-Sharman
Monica Melgar-Sharman
18:06 12 Aug 19
As a Realtor, I recommend Karen to all my clients. She's so knowledgeable--and good at educating. I've learned a ton from her about where problems can arise, and she explains the inspection reports at the knowledge level of where my folks are, and takes as much time as needed to answer their questions. Inspections are one of the scariest times when purchasing a home, and after my clients have been through inspections with Karen, I see them confident that they have a firm idea of what level of project they could be taking on, and know where more info is needed.
AnnieRose Shapero
AnnieRose Shapero
22:06 03 Jun 19
Karen is an excellent inspector with extensive knowledge of home building and condition standards. She has inspected several homes for multiple clients and has always been effective, efficient and qualified. I highly recommend working with Karen.
Matt Williams
Matt Williams
17:04 03 Jun 19
We were excited to work with an independent inspector after our previous home inspection felt a bit impersonal and rushed. Karen was certainly meticulous - being very careful and thorough, but also taking the time to clarify her findings and the severity of the things she noticed in the house. Great work!
Mike Heavers
Mike Heavers
13:23 20 Mar 19
After getting a recommendation from some friends who had recently purchased a home, my wife and I decided to use Check it Out Home Inspections when we were purchasing our home. Karen was very thorough with her inspection and provided a easy to understand report with lots of pictures. She was knowledgeable, punctual and friendly. Her rates were very reasonable and she was easily reachable when we had questions. I would highly recommend.
Robert Arquette
Robert Arquette
23:47 20 Aug 15
Karen was wonderfully refreshing to work with. She was knowledgeable, professional but also kind, friendly, and fun. Although I was represented by a Realtor in Tri-cites, I am also a Realtor on the West side so, I do highly recommend Karen!!
Lin Tyler
Lin Tyler
19:29 03 Jun 15
Karen is prompt, accurate and got the inspection report to me within 24 hours of the inspection. My clients were very happy and it made the home buying process go easier.I am happy to recommend "Check It Out Home Inspection", anytime!Trish RudolphAdvanced Realty Group
Trish Rudolph
Trish Rudolph
21:56 25 Mar 15
Karen is very thorough in her inspections. As a real estate agent, I appreciate the time she takes with my clients to explain the things she sees and whether they are important issues to address before moving forward with a purchase and sale agreement or whether they are regular home maintenance issues that every home owner must deal with in home ownership. She is very personable and a good communicator. Her home inspection reports are easy to understand and include home maintenance tips moving forward with home ownership. I highly recommend her for you home inspection.
Ron Almberg
Ron Almberg
05:23 24 Mar 15
Very thorough, and easy to contact. Made buy a house much more comfortable.
Daniel.schroeder Schroeder
Daniel.schroeder Schroeder
04:06 29 Jan 15
We used Karen for a home inspection for a buyer purchasing a home. She was very thorough and did a complete home & pest inspection. She was very patient and answered every question making sure the buyer was completely satisfied with his home. Thank you Karen. (:
Amy Schneider
Amy Schneider
21:05 10 Nov 14
It has been an inspiring experience working with Karen on a home purchase inspection. It renewed my faith in people. I say, 'here-here' to the previous reviews. Thank you, Karen
Meg DiMari
Meg DiMari
01:18 03 Nov 14
Karen, did a full inspection on our home and came back with a couple of pertinent issues that the previous inspector had missed. Her attention to detail and experience in the construction industry puts her at the top of my list.
Joshua Kandle
Joshua Kandle
22:08 27 Oct 14
Karen has served several of my buyers and sellers with the utmost professionalism. Her comprehensive inspections are done with the utmost care to the home, and in a very timely manner. Her thoroughness is exemplary. The time she spends going over the details of the inspection, so that everything is understood, is truly valuable. The follow up reports are easy to understand and work with when presenting to another party. I highly recommend Karen for any pre-inspection for a seller or a home inspection for a buyer. She is top shelf, for sure! -Jed Morris, REALTOR Windermere Group One
Jed Morris
Jed Morris
18:42 21 Oct 14
I’m a real estate agent in the Tri-Cities and I’ve had the pleasure to work with Karen Krieger on several home inspections. Karen is knowledgeable, thorough, and excellent communicator with the ability to explain technical things in a non-technical way. Recently she found some issues during a home inspection that turned out to be a critical issue that required a specialist, and in the long-run prevented my client from purchasing a house that could’ve been a disaster! I recommend her to any client, friend, and/or family member because she provides professional, quality service no matter the job.
Jessica Stangeland
Jessica Stangeland
23:06 20 Oct 14
Karen is awesome! I asked her to inspect a large home and a large amount of property and outbuildings. She traveled far, spent a good amount of time and was thorough in her process and her reporting. Her integrity is uncompromised and I trust her implicitly.
Mary Yglesia
Mary Yglesia
21:43 03 Oct 14
Karen did a FANTASTIC job when we bought our house ! She was very thorough! I would definitely recommend her to anyone and everyone around!
Elizabeth Porter
Elizabeth Porter
22:50 20 Jul 14
We utilized this company for our seller's home inspection while preparing our home to hit the market. Ms. Krieger was on time, professional, and completely thorough. She crawled all over our home for several hours inspecting EVERYTHING. She asked questions and requested the history of our home. Having someone poke around your home that close can be intimidating and potentially embarrassing. Ms. Krieger was kind and I didn't feel judged! The final report was more than compete and included an itemized summary report at the start to give us an quick at-a-glance peak at the most important findings. The report included clear COLOR photos, valid findings, and detailed recommendations. Additionally, having the report to us within 24 hours was amazing!Jessica B. Richland, WA Jan.2014
Jessica Burden
Jessica Burden
18:25 24 Feb 14

Systems Inspected

SystemDescription
Electrical
Home Inspection of electrical systems. Inspect the service entrance and breaker box for proper sizing of breakers and circuits. Check for problems with bus or grounding. Assess circuits and wiring for general condition, signs of arcing, proper sizing for load, grounding, and proper use of ground-fault protection systems. Inspect interior and exterior outlets for proper grounding, polarity.
Plumbing
Home Inspection for plumbing systems. Look for signs of leakage from supply lines and drains. Assess plumbing fixtures such as faucets, showers, and toilets to insure they function properly. Confirm water heater operates and is properly installed.
Roof
Inspect shingles and flashing for proper installation and signs of failure or possible leakage. Inspect skylights, vents, and other penetrations. Confirm safe clearances to trees and utility services lines.
Structure
Inspect visible framing in home, garage, and outbuildings, including roof, basement, and crawlspace. Look for signs of settling or foundation failure. Look for signs of penetrations, leakage, mold, or infiltration by insects or rodents.
Interior
Inspect condition of floors, ceilings, and walls for deterioration, safety, and function. Confirm stairway and railing safety. Confirm windows and doors are in good working order, and that openings conform to safety standards. Look for damage to kitchen or bathroom cabinets from water or excessive wear.
Exterior
Inspect siding, eaves, soffits, fascia, and trim for signs of rot or other deterioration. Confirm gutters, downspouts, and other drainage systems, including sump pumps, are working properly. Inspect decks, patios, porches, and walkways for structural soundness and safety.
HVAC
Test heating and cooling equipment, including furnaces, air conditioners, heat pumps, and gas fireplaces. Check for proper thermostatic control. Look for proper venting and handling of condensate. Inspect insulation in finished and unfinished spaces such as attics, crawlspaces, and basements. Inspect fireplaces and chimneys for potential risks.
Appliances
Home Inspection services for built-in appliances like The kitchen range, refrigerator, dishwasher, and food waste disposal are inspected on a pass/fail basis.
Garage
Attached and detached garages inspected for structural and operational integrity, including all exterior features included in main buildings as well as electrical and mechanical systems if present. Overhead doors checked for safe and proper operation.
Grounds
Inspect walkways, railings, driveways, steps, and patios for safety issues, drainage issues, and signs of cracking, settling, or other failure.
Button to click for sample home inspection report

Additional Info & Documents

Inspection Services details & how it works

My home inspection services include:

  • Buyer’s and seller’s home inspections
  • Reinspections (look at repaired or replaced items to insure they were fixed properly)
  • Outbuildings
  • New construction inspections
  • Home warranty inspections
  • Peace-of-mind inspections (identify issues that need attention)

Your Home Inspection Report includes easy-to-read details on:

  • The condition of every major component from the roof to the basement. This includes but is not limited to: grounds, roof, exterior, garage, electrical, plumbing, kitchen, bathrooms, living spaces, and outbuildings.
  • Evaluation and description of the manually tested working order of all operable systems, i.e. windows, doors, faucets and sinks, heating and a/c systems, etc.
  • A summary page that helps to prioritize items of concern such as major defects, deferred cost items (things that may need replacing/repairing within 5 years), safety issues, potential improvements, and items to monitor.

email the detailed home inspection report to you to (and your realtor, if requested) and will always make sure you understand everything and answer any remaining questions. I generally email the report within 24 hours of the inspection.

At Check It Out Home Inspection, my job is to give an objective, accurate description of the state of a home or other structure. No more, no less.

Pre-Purchase Home Inspection Services

A home inspection is a visual, noninvasive process where all of the items typically used within a home are tested and/or operated to verify proper operation or installation. Doors and windows are opened and closed, the grounds and roofing and siding materials are inspected, air-conditioning and heating systems operated. Attics and crawlspaces are inspected, looking at structure, insulation, venting, plumbing, and electrical systems, etc. I fill the sinks and tub(s), run the shower(s), and flush the toilets. All the while making notes on the condition and operation of the components tested. (more…)

Sellers Home Inspection Services

A seller’s inspection can help you close faster and save money. The information a seller and their realtor get from a seller’s inspection helps them price appropriately, opt to make advance repairs, give buyer fuller disclosure, and avoid costly and lengthy negotiations that can hold up closing, or worse, throw the deal. (more…)

New Construction and Warranty Pre-Expiration Inspections

Homeowners may choose to get a new construction inspection when construction is complete, but prior to your final walk-through with the builder. It is always a good idea to verify that utilities (gas, water, and electric) have been turned on, either by you or the Builder depending on the Builder’s policy. The inspection should be scheduled just a day or two before your final walk through with the Builder. Also, a homeowner can order a home inspection shortly before a home warranty will expire, giving the homeowner the chance to call out problems that need to be fixed by the builder before the warranty expires. (more…)

Maintenance/Peace of Mind Home Inspection

Maintenance and peace of mind inspections.

Pre-inspection Agreement

Prior to a home inspection, my client and I sign an agreement that sets the terms of the service I provide, which adhere to the Oregon and Washington State Standards of Practice. This creates a mutual understanding of the scope of a the home inspection report. Please take the time to read the Pre-Inspection agreement in its entirety.

Here are some highlights:

  • You will receive a written report of the apparent condition of the readily accessible installed systems and components of the property at the time of the inspection.
  • A home inspection report is a snapshot in time, it represents the state of the home at the time I write the report.
  • I adhere to the Oregon and Washington State Standards of Practice (SOP).
  • The inspection is for the sole, confidential, and exclusive possession of the client. The word “client” represents that this obligation is incurred in the interest of the family.
  • A home inspection is neither an appraisal of the value nor a physical survey. The written report is not a compliance inspection nor certification of past or present governmental codes or regulations of any kind.
  • Based on age and condition of house, I may recommend testing for such things as mold, lead, asbestos, and other hazardous substances.
  • Auxiliary systems are not included in an inspection report. These include wells, septic systems, security systems, central vacuum systems, water softeners, sprinkler systems, fire and safety equipment, and others listed in the agreement.
  • The inspection does not determine whether the property is insurable.

Sample Pre-Inspection Agreement

Why buyers get pre-purchase home inspection

Buying a house

Buying a house is a big decision — one of the biggest a person, couple, or family will ever make. How do you know you are making the right decision? Ultimately, only you can decide that. But it helps to have the information I can give you.

Why a Buyer Needs a Home Inspection

A home inspection gives the buyer detailed information about the overall condition of the home prior to purchase. A home inspector takes an in-depth, unbiased look at your potential new home to:

  • Evaluate the physical condition: structure, construction, and mechanical systems
  • Identify safety hazards
  • Identify items that need to be repaired or replaced
  • Estimate the remaining useful life of the major systems, equipment, structure, and finishes

What a home inspection covers:

  • Grounds and exterior, including roof, gutter, chimney, drainage, grading, siding, trim, windows, doors
  • Interior, including ceilings, walls, windows, insulation, and ventilation
  • Bathrooms, kitchens, laundry rooms
  • Appliances on a pass/fail basis
  • Electrical and plumbing systems
  • Crawlspaces
  • Attic structure, insulation, ventilation
  • Condition and life expectancy of heating and cooling system and water heater
  • Garages and carports
Why Sellers get Home Inspection

Fixed monthly costs

Selling your house quickly can save you money. While your house is on the market, you are still paying the mortgage, insurance, taxes, and utilities. Getting the best price for your home is important, but a seller’s home inspection will usually cost you less than a single month’s overhead.

Contingencies and hung deals.

Most purchase/sale agreements are contingent upon the buyer’s response to a home inspection. If the inspection exposes any major defects, this can lead to a new round of negotiations, or hold up closing while defects are repaired. You and the buyer may both want to get estimates for the repairs. This all takes time, during which you continue to pay the fixed monthly costs. In some cases it can even cause the deal to fall through, sending the house back on the market.

Preemptive options

When you purchase a seller’s home inspection, you know in advance what the defects are. This gives you two good options.

  • You may opt to order the repairs yourself, adding value to the deal and preventing last-minute delays to closing.
  • Or, you can get estimates for the repairs and present these in full disclosure to the buyer stating that the home price reflects the fact that these repairs need to be done.

Appropriate pricing

Either of these choices gives the buyer an added sense of security and a way to feel confident that the house is being priced appropriately. Also, in both cases, the buyer has the option to purchase a much less expensive reinspection report which confirms the repairs have been done correctly.

Clear benefit

Taking either route, you are likely to sell your house more quickly, saving headaches and money.

Read more:

Buyer/Client Checklist

Here is a list of things that will make your home inspection go smoothly. I look forward to meeting and working with you!

  • Plan to be present for the last half hour of your inspection for a review. I schedule inspections for 4 hours.
  • You can pay via check, a credit card with a 2.75% fee (3.75% if manually entered), or Venmo. 
  • Sign the pre-inspection agreement that was emailed to you prior to the inspection. (You can also sign at the inspection, or online when I send the report. I cannot release reports without payment and a signed pre-inspection agreement.)
  • Your report has a summary page, but please take the time to read the entire report. (Click to view Sample Home Inspection Report)
Realtor Checklist

Checklist for Seller’s Agents and Buyer’s Agents

Below are two checklists. One is for Sellers agents (which includes homeowners and tenants). The other checklist is for buyer’s agents.

Checklist Seller’s Agents / Homeowner / Tenant:

On the day of the inspection, the seller/homeowner/tenant should PLEASE:

  • expect to be gone for at least 4 hours.
  • have all animals out of the house and yard or contained.
  • clean up animal waste in the yard. 
  • provide clear access to the furnace, the electrical panel, all doors and windows, and as many outlets as possible—especially GFCI outlets.
  • remove personal belongings that block clear access to the crawlspace hatch and attic hatch—especially if they are in a closet.
  • have all sinks clear of personal property so faucets and drains can be tested.
  • have the areas under the sinks cleared so drain lines are visible.
  • have all firearms and other weapons secured in a location where the home inspector will not be in danger, or be responsible for moving them.
  • leave all gates and outbuildings to be inspected unlocked.
  • make sure all utilities (electricity, water, natural gas/propane) are on and pilot lights are lit. ( gas fireplaces, water heaters, stoves)
  • have all window coverings open so windows are accessible.
  • know that you may need to reset some clocks because testing GFCI and AFCI circuits interrupt power.
  • make sure all switch-controlled lights have operating bulbs.
  • for OR inspections, make sure the OR State required smoke alarms and CO detectors are installed.

Checklist for Buyer’s Agents:

  • Utilities: Make sure all utilities are on. Systems cannot be inspected if not on. Electric, water, natural gas/propane.
  • Sellers Agent: Make sure the seller’s agent knows the inspection schedule and notify the seller for proper access. 
  • Disclosure: Send us the disclosure form via email. ([email protected])
  • Time: My thorough home inspections require at least 3.5 hours for a typical house—sometimes more for larger, older, or poorly maintained homes. Clients are welcome to be at the inspection, but especially should be present for the half-hour of review time in the end. So the inspection time on site is a total of 4 hours. 
  • Payment: Please remind your client that payment is due at the time of inspection. Your client can pay with a check, credit card with a 2.75% fee (3.75% if manually entered), or Venmo. (Your client received instructions in an email prior to the inspection.)
  • Pre-inspection agreement: Remind your client that they must sign the pre-inspection agreement before I will release the report. (This was also sent via email, prior to the inspection. They can sign via the email, at the time of the inspection, or can sign online when the report is sent.)
Resources & Links

A home inspection is a visual, noninvasive process where all of the items typically used within a home are tested and/or operated to verify proper operation or installation. Two of the primary concerns of today’s homeowners are safety and energy efficiency. Below you can find resources and links recommended by Check It Out! Home Inspection services.

Home Safety:

EPA information on home energy efficiency:

Reinspections & Warranty Inspections

If you are scheduling a re-inspection or a warranty inspection, then please email me. Please know how many items you are wanting re-inspected.

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