West Seattle's Unique Position
West Seattle sits on a peninsula west of downtown, connected by bridges across the Duwamish waterway. The neighborhood includes flat areas along the waterfront and hillside locations climbing toward neighborhoods like High Point and Gatewood.
Anna and Chris's Junction-area home sat on a moderate slope—not as dramatic as Queen Anne, but enough to affect drainage patterns and foundation considerations.
Hillside Drainage
The property sloped from back to front, with the back yard slightly higher than the house. The inspector immediately noted this configuration directs surface water toward the foundation. Previous owners had installed a French drain along the back foundation wall—evidence they'd experienced water intrusion at some point.
The inspector evaluated the drain's current function and noted it appeared operational. However, he recommended annual maintenance (clearing the drain outlet) and monitoring during heavy rain.
Foundation Configuration
The 1948 construction featured a partial daylight basement on the downhill side and crawlspace under the uphill portion. This split configuration required evaluation of both areas, with different concerns in each.
1940s Construction Characteristics
Post-war homes differ from earlier Craftsman bungalows in several ways that affect inspection focus.
Foundation and Structure
The poured concrete foundation was in good condition overall—75 years old but well-constructed for its era. Minor cracking appeared in the basement walls, typical for age and Seattle's soil conditions. The inspector noted no evidence of active movement.
The crawlspace showed the expected moisture concerns: vapor barrier present but not comprehensive, humidity elevated, and some moisture-stained framing. Not crisis-level, but requiring attention.
Electrical and Plumbing
1940s homes were built with electrical systems designed for mid-century appliance loads—better than knob-and-tube but still limited. Anna and Chris's home had 100-amp service, updated at some point but possibly needing upgrade for modern demands. Wiring was a mix of original and updated, with no knob-and-tube present.
Plumbing supply was galvanized steel—original and showing its age. Water pressure was reduced, and the inspector recommended budgeting for supply line replacement.
Heating System
A gas furnace from 2008 provided heat through floor vents—common in this era of Seattle construction. The system was well-maintained but at mid-life. No air conditioning was present—also typical for West Seattle homes of this vintage.
Specific Findings
Beyond general era-related items, the inspection revealed several property-specific concerns.
Roof Condition
The composition roof was approximately 20 years old—at end of typical life for Seattle roofs. Moss growth was significant, particularly on north-facing slopes. The inspector recommended budgeting for replacement within 2-3 years, estimated at $12,000-16,000.
Window and Door Issues
Original wood windows had been replaced with vinyl in most of the house, but three original windows remained in the basement. These showed significant paint failure and some rot. The inspector noted they weren't functional for egress and should be evaluated for the basement bedroom's code compliance.
Detached Garage
A one-car detached garage showed its age: settled foundation, deteriorated siding, and a roof that needed attention. While not urgent, the garage represented additional maintenance cost beyond the main house.
Anna and Chris's Decision
The inspection identified approximately $35,000-45,000 in near-term needs: roof replacement, crawlspace improvement, supply line replacement, and garage repairs. They negotiated $20,000 off the asking price and closed with a clear priority list.
Bridge Considerations
The West Seattle Bridge situation (closed for repairs at the time of their purchase) affected their decision. Reduced prices were attractive, but they researched commute alternatives and decided they could manage until the bridge reopened. That gamble paid off—the bridge reopened, and values recovered.
Neighborhood Value
West Seattle's village feel—walkable Junction with shops and restaurants, beach access at Alki, community events—justified the commitment to Anna and Chris. The inspection concerns were manageable in context of what the location offered.
Advice for West Seattle Buyers
Anna and Chris's experience shapes their advice:
- Evaluate hillside drainage carefully. Even moderate slopes can direct water toward foundations.
- Understand your home's era. 1940s construction differs from Craftsman and from modern—inspection focus should match.
- Budget for roof replacement. Seattle's moisture shortens roof life, and West Seattle is no exception.
- Consider access. Bridge situations, ferry options, and commute patterns affect daily life.
Three years later, Anna and Chris have completed the roof, crawlspace, and most of the plumbing updates. They walk to coffee at the Junction most weekends and watch sunsets from Alki Beach. The investment made sense for what the neighborhood provides.