Pre-1920: Victorian and Early Seattle
Seattle's oldest surviving homes include Victorian-era houses in Capitol Hill, Queen Anne, and Pioneer Square adjacent neighborhoods. These homes showcase craftsmanship but also carry 100+ years of Seattle moisture exposure.
Foundation and Structure
Foundations from this era are typically stone, brick, or early concrete. After a century of Seattle's wet soil conditions, settlement and deterioration are expected. Look for stability rather than perfection. Hillside homes may have complex foundation configurations with retaining wall components.
Mechanical Systems
Nothing original survives. All electrical, plumbing, and HVAC have been replaced, often multiple times. Evaluate current systems while understanding that routing and capacity may be limited by original building configuration. Knob-and-tube wiring remnants may remain in walls or attics.
Moisture History
A century of Seattle rain has affected every surface. Look for evidence of ongoing moisture management versus accumulated damage. Well-maintained Victorians can be sound; neglected ones show extensive moisture damage.
1920-1940: Craftsman Era
This period produced Seattle's signature Craftsman bungalows, filling neighborhoods from Wallingford to Columbia City. These homes define Seattle's residential character.
Foundation and Structure
Foundations typically combine poured concrete perimeters with brick or concrete pier interior supports. After 80-100 years, some pier settling is expected. Most foundations have stabilized, though monitoring remains appropriate for any active movement signs.
Crawlspace Concerns
Seattle Craftsmans typically have crawlspaces, and moisture issues are extremely common. Original construction didn't include vapor barriers or sophisticated ventilation. Expect to evaluate crawlspace condition carefully and potentially budget for remediation.
Original Electrical
Knob-and-tube wiring was standard. Most homes have been at least partially updated, but original wiring often remains in walls and attics. Full rewiring runs $12,000-20,000 and affects insurance eligibility.
Character Features
Built-in cabinets, original woodwork, and divided-light windows define Craftsman character. These features are worth preserving but require maintenance. Window restoration, woodwork care, and built-in preservation add to ownership costs.
1940s-1960s: Post-War Construction
Post-war development filled West Seattle, North Seattle, and suburban areas with Cape Cods, ranches, and split-levels.
Foundation and Structure
Poured concrete foundations are generally sound after 60-80 years. Crawlspaces remain common with the standard Seattle moisture concerns.
Galvanized Plumbing
Galvanized steel supply lines were standard for this era and are failing or failed by now. Reduced water pressure, rust-colored water, and pinhole leaks indicate failing galvanized. Full supply line replacement runs $4,000-8,000.
Oil Heat History
Many homes from this era were originally oil-heated before natural gas conversion. Underground oil tanks that weren't properly decommissioned create environmental liability. Oil tank searches are recommended for pre-1970 homes.
Electrical Capacity
Original 60-100 amp electrical service may be inadequate for modern loads. Panel upgrades and service increases are common requirements. No knob-and-tube in this era, but wiring methods may not support modern renovation demands.
1970s-1990s: Suburban Expansion
Development expanded through outer Seattle and King County suburbs with varied construction quality and several problematic materials.
Polybutylene Plumbing
Polybutylene (PB) plastic piping was used from approximately 1978-1995. This gray or blue piping is prone to failure at fittings and from chlorinated water exposure. Many insurers require replacement. Costs typically run $4,000-10,000.
EIFS/Synthetic Stucco
Exterior Insulation and Finish System (EIFS) was popular during this period. When improperly installed—common—EIFS traps Seattle's constant moisture and causes severe wood rot behind the cladding. Homes with EIFS require careful moisture evaluation.
Flat Roof Issues
Some architectural styles from this period featured flat or very low-slope roofs. In Seattle's rain, these designs require meticulous maintenance and often experience premature failure.
2000s-Present: Modern Construction
Recent construction includes new single-family, townhouses, and extensive condo/apartment development.
Energy Code Impacts
Modern energy codes require tight construction. This improves efficiency but can create moisture problems if mechanical ventilation isn't properly designed. New Seattle homes may show humidity issues requiring dehumidification or ventilation adjustment.
Construction Quality
Hot market conditions have sometimes led to rushed construction. Even new homes should be thoroughly inspected for quality issues, particularly with moisture-critical details like flashing and waterproofing.
Townhouse Considerations
Townhouse development has expanded dramatically. Shared-wall construction, HOA responsibilities, and limited exterior access for maintenance create different ownership considerations than single-family homes.
Universal Seattle Issues
Regardless of construction era, certain issues affect most Seattle homes:
- Moisture management: Every Seattle home faces constant rain exposure. Evaluate roof, siding, windows, and crawlspace/basement in any inspection.
- Crawlspace conditions: The majority of Seattle crawlspaces have moisture issues. Budget for remediation if problems are found.
- Roof wear: Seattle roofs wear faster than national averages due to constant moisture and moss growth.
- Hillside complexity: Many Seattle neighborhoods sit on hills, adding drainage and foundation considerations.
- Wood decay: Constant moisture accelerates wood rot. Check all exterior wood components carefully.