Hillside Foundation Complexity
Queen Anne Hill is exactly what the name suggests—a steep hill in the middle of Seattle. Homes here sit on slopes ranging from moderate to severe, creating foundation configurations you don't see in flat neighborhoods.
Nicole and Brian's Victorian had been built into the hillside, with a full basement on the downhill side and crawlspace on the uphill portion. This split-level foundation was typical for the neighborhood but added inspection complexity.
Retaining Wall Concerns
The property included a concrete retaining wall separating the yard from the neighbor's lot uphill. The inspector noted significant cracking and evidence of movement in this wall. A structural engineer ($500) later confirmed the wall needed replacement—a $28,000 project completed six months after closing.
Retaining walls in Queen Anne are common and commonly problematic. The combination of Seattle's rain, clay soil, and steep slopes puts continuous pressure on these structures.
Foundation Settlement
The house itself showed typical settling for its age—floor slopes of up to one inch across rooms, doors that didn't quite close properly, and visible foundation cracks in the basement. The inspector described this as historic settlement that had largely stabilized, not active ongoing movement.
The structural engineer concurred: monitor but don't panic. The house had been settling for over a century and reached equilibrium decades ago.
Moisture Everywhere
Seattle's 150+ days of measurable rain annually means moisture is the constant enemy. The inspection revealed evidence of moisture issues throughout the property—some past, some present, all requiring attention.
Crawlspace Conditions
The crawlspace on the uphill side had inadequate vapor barrier, poor drainage, and active moisture accumulation. The inspector measured relative humidity above 80%—far too high. Moisture had begun affecting the floor joists, though damage wasn't yet severe.
Crawlspace remediation became Nicole and Brian's first major project: new vapor barrier, drain improvements, and powered ventilation. Cost: $12,000.
Roof and Exterior Findings
The 12-year-old composition roof was in acceptable condition but showed moss growth typical of Seattle. The inspector recommended moss treatment and noted that Seattle roofs typically need replacement sooner than the same materials elsewhere due to constant moisture exposure.
Original wood siding showed paint failure and some rot at lower edges where water splashed up from hard surfaces. Repair and repaint estimates: $15,000-20,000.
Window Issues
The original double-hung wood windows were beautiful—and failing. Glazing putty had deteriorated, sashes didn't seal properly, and several sills showed rot. Full window restoration was estimated at $35,000; replacement with historically appropriate new windows, around $50,000.
Systems in Century-Old Homes
Original systems don't survive 116 years, but the quality of updates varies dramatically.
Electrical Evolution
The electrical system showed multiple generations: knob-and-tube remnants in some walls, cable from the 1950s in others, and modern romex in the kitchen and bathrooms from a recent remodel. The 200-amp panel was relatively new. The inspector recommended comprehensive evaluation by an electrician, particularly before any renovation work.
Plumbing Patchwork
Similar story with plumbing: galvanized supply lines partially replaced with copper, with PEX used in the most recent bathroom update. Drain lines showed original cast iron in places, PVC elsewhere. The inspector noted that mixed systems often indicate where problems occurred and were addressed individually.
Heating System
A high-efficiency gas furnace from 2015 with forced-air distribution worked well. The retrofit ductwork was somewhat undersized for the house, creating uneven heating between floors—common in historic home HVAC retrofits.
Nicole and Brian's Advice
After eighteen months of ownership and significant investment, they have perspective on buying historic Queen Anne homes:
- Get an inspector who specializes in older Seattle homes. Understanding what's typical versus concerning for the era matters enormously.
- Budget generously. Their $95,000 in improvements wasn't optional deferred maintenance—it was addressing real needs.
- Prioritize moisture. In Seattle, water management is the single most important maintenance focus.
- Retaining walls aren't decorative. If your Queen Anne property has retaining walls, evaluate them seriously.
- The character is real. Their home has woodwork, craftsmanship, and presence that new construction can't replicate.
Queen Anne's historic homes require commitment that matches their beauty. Nicole and Brian found that commitment worthwhile, but they went in understanding—or at least beginning to understand—what it meant.