Cedar Mill Property Repair takes jobs in Oak Hills, Five Oaks, Five Oaks/Triple Creek and Gray Oak, about 12-17 minutes from our base. The bulk of the original Oak Hills stock dates from 1965 to 1974. The work we do here leaves old paint alone: foundation bolting, water heater straps, gutters, fences and decks. Prices are below.
Which parts of Oak Hills and Five Oaks do you cover?
All four places on this page: Oak Hills, Five Oaks, Five Oaks/Triple Creek and Gray Oak. The planned neighbourhood is framed by Cornell, West Union, Bethany Boulevard and NW 143rd; the census area of the same name reaches south to US 26 and west to 174th.
Addresses are Beaverton 97006, and we're 12 to 17 minutes out. If you're a little east or north, the Cedar Mill and Bethany pages cover those streets.
What are Oak Hills houses like, and what wears out first?
Oak Hills was planned as one community: 627 single-family homes on lots of about a fifth of an acre. Most are one-storey ranches. The rest are split-levels, split-entry models and contemporaries. Robert Rummer designed 29 of them, glass-walled houses with atriums.
Siding was wood: clapboard, plywood panels or vertical boards, and in a 2012 survey 91 % of the houses still had it. Roofs started as shakes, and many are asphalt now. Many original aluminium windows have been swapped for vinyl.
Fifty-odd years of rain on wood siding shows first at board bottoms, sills and fascia. Fixing that on an original house breaks into old paint, so we refer it out. For the handful of later houses, see rot and siding repair. In Five Oaks and Five Oaks/Triple Creek the housing is mixed, so we see the house first.
Do I need HOA approval before work on an Oak Hills house?
Usually, yes, for anything outside. The development's CC&Rs set up architectural review, and the Oak Hills Homeowners Association enforces them. That's why so much original siding survived, and why most changes went on the back of the house.
The neighbourhood became a National Register historic district on July 10, 2013. Get the association's sign-off before a fence, deck, window, siding or roof job. We can write up the scope and a materials list for your application.
Does the 1978 lead-paint rule affect my Oak Hills house?
For most of them, it does. Almost every original Oak Hills ranch predates 1978, so Oregon presumes its paint contains lead until testing proves otherwise. Breaking more than 20 sq ft of exterior paint, or 6 sq ft inside any one room, is treated as renovation.
On those ranches we turn down work that would open up original paint; what we don't do lists the other exclusions. The few later Oak Hills houses, from 1978 and the mid-1990s, fall outside the rule.
Services people in Oak Hills ask for
Foundation bolting and the earthquake bundle. These are wood-frame houses on concrete, mostly from 1965-74, and Portland's own seismic page notes that some homes from the 1970s have slid off their foundations in earthquakes. We check for a crawl space and cripple walls on site. The smaller bundle straps the tank, anchors furniture and latches cabinets. For a breakdown of bolting prices, the seismic retrofit cost guide goes through each factor.
Water heater straps and replacement. Straps are a short job that touches no paint. For a full water heater replacement, the plumbing is done by an plumber under a permit. Some Five Oaks lots sit inside Beaverton city limits and Oak Hills itself is county land, so the permit office depends on the lot.
Gutters. Big oaks and poplars ring the central park's playing fields, and the school grounds have oaks, pines and other conifers. Houses near them collect a lot of leaves each fall. Book gutter cleaning once the leaves are down; sagging or leaking runs get gutter repair.
Fences and gates. Most fence work here is in back yards and goes past the HOA first. Fence repair means new boards, rails and posts. An old painted fence on a pre-1978 lot gets new wood, never scraping or sanding from us. For a whole new cedar run, read fence installation.
Decks. Decks went on the rear of these houses, the side where the HOA history put most changes. Deck repair covers soft boards, joists, stairs and railings.
What do common Oak Hills jobs cost?
The ranges below are Portland-area market figures gathered in November 2026; Slava's own Oak Hills prices are still to come.
| Job | Range | Typical | Basis |
|---|---|---|---|
| Seismic foundation bolting, per house | $2,800-$10,000 | $5,000 | with materials |
| Earthquake preparedness bundle, per house | $400-$1,500 | $800 | labour only |
| Water heater seismic straps | $150-$400 | $250 | labour only |
| Water heater replacement, like-for-like tank | $880-$2,000 | $1,350 | with materials |
| Gutter cleaning | $175-$450 | $285 | labour only |
| Fence repair, boards and rails | $275-$1,200 | $625 | labour only |
| New wood fence, about 150 ft | $1,700-$7,500 | $3,200 | with materials |
| Deck repair: joists, stairs, railings | $949-$3,605 | $2,251 | with materials |
Our pricing page explains how small and large jobs get priced.
How do I pick a handyman for an Oak Hills job?
Ask for the scope and a fixed figure on paper, and read about the written contract Oregon requires for bigger jobs. Ask who prepares the HOA paperwork, and on an original 1960s ranch ask how the work keeps clear of old paint. Pay against finished work, not everything up front.