Understanding Craftsman Construction
Seattle Craftsman bungalows share common DNA. Most are 1-1.5 stories with full basements or crawlspaces, built on pier-and-beam or poured concrete foundations. The style emphasizes horizontal lines, natural materials, and built-in functionality.
Megan's inspector specialized in early 20th century Seattle homes—a valuable expertise when evaluating 100-year-old construction.
Foundation and Structure
Megan's bungalow had a combination foundation: poured concrete around the perimeter with interior brick piers supporting floor beams. After 110 years, some pier settling had occurred, creating minor floor slopes. The inspector called this typical and stable—not active movement requiring intervention.
The crawlspace accessed through a basement room showed the expected Seattle moisture concerns: marginal vapor barrier, some moisture-damaged rim joists, and evidence of past pest activity. Addressing the crawlspace became Megan's first priority after closing.
Roof Configuration
Craftsman roofs with their low pitch and wide overhangs handle Seattle rain differently than steep roofs. The wide overhangs protect walls from splash and direct rain, which is good. But the low pitch means water drains more slowly, requiring properly functioning gutters and careful attention to moss growth.
Megan's roof was 15 years old—near end of typical Seattle life for composition shingles. Replacement budgeting would be needed within five years.
Mechanical Systems in Bungalows
Original systems don't survive 100+ years. What matters is how updates were done and what remains.
Electrical Reality
Megan's bungalow had been updated to 200-amp service with a modern panel—good signs. However, the inspector found knob-and-tube wiring remaining in attic spaces and some walls. While functional, this original wiring limits renovation options and can affect insurance. Full rewiring estimates ranged from $12,000-18,000.
Plumbing Evolution
Supply lines showed the typical progression: original galvanized mostly replaced with copper, with PEX used in a bathroom update. The original cast iron main drain was still in service—functional but aging. Sewer scope ($200) revealed root intrusion requiring treatment.
Heating Systems
The original coal furnace was long gone, replaced by a 1990s gas furnace now nearing end of life. Ductwork ran through the basement and crawlspace—typical for bungalow retrofits. The inspector noted duct insulation was deteriorating in the crawlspace, reducing efficiency.
Character Features Worth Preserving
Craftsman bungalows are prized for their built-in features, and Megan's had many of them intact.
Built-In Cabinets and Sideboards
The dining room sideboard, living room bookcases, and kitchen built-ins were original. These features define Craftsman character and can't be replicated economically. The inspector examined them for moisture damage and structural integrity—all were sound.
Original Windows
Double-hung wood windows with original hardware remained throughout. The inspector noted weatherstripping needs and some sash cord replacement required, but the windows were fundamentally sound. Megan chose restoration over replacement, preserving the authentic divided-light appearance.
Woodwork and Trim
Original fir trim, box beams, and plate rails were intact. This woodwork had been painted over decades of ownership, but careful restoration could reveal the original grain. The inspector checked for hidden damage behind paint—none was found.
Common Bungalow Findings
Megan's inspector described patterns he sees repeatedly in Seattle Craftsmans.
Porch and Entry Conditions
Craftsman porches take weather punishment. Megan's showed typical issues: some column base rot where water contacted wood, porch floor boards with gaps allowing water penetration, and minor concrete step spalling. Porch restoration—a common bungalow project—was estimated at $4,000-8,000.
Chimney Assessment
Most Craftsman bungalows have at least one masonry chimney. Megan's brick chimney showed mortar deterioration at the cap and upper courses—normal weather exposure damage. Chimney repair estimates: $2,000-4,000. The inspector recommended cap and crown repair before significant water damage occurred.
Basement/Crawlspace Transition
Many Seattle bungalows have combination basement and crawlspace, like Megan's. This configuration requires moisture management in both areas and careful attention to the transition zone where they meet.
Megan's Experience
The inspection identified approximately $25,000 in recommended work: crawlspace remediation, roof budgeting, chimney repair, and porch restoration. Megan negotiated $15,000 in seller credits and closed understanding the additional investment required.
Her advice for Craftsman bungalow buyers:
- Find an inspector who knows old Seattle homes. Context matters for 100-year-old construction.
- Prioritize moisture. The crawlspace and drainage determine much of the home's long-term condition.
- Preserve character features. Original built-ins and woodwork are irreplaceable and add significant value.
- Budget realistically. These homes require ongoing investment, but the character rewards committed owners.
Two years in, Megan has completed the crawlspace, chimney, and most of the porch work. The original built-ins, refinished floors, and Craftsman character make it feel like home in a way no new construction could match.