Opening:
Seattle, Kirkland, Bothell, and Kenmore are filled with charming older homes. Craftsman bungalows, mid-century ranches, and classic Seattle two-stories have character you can’t find in new construction. But with that charm often come some hidden surprises. As a home inspector, I’ve seen it all — from quirky DIY fixes to head-scratching electrical setups that make you wonder, “Who thought this was a good idea?”
If you’re buying (or selling) an older home in the Seattle area, here are five of the most common issues that pop up during inspections.
1. Knob-and-Tube Wiring
Many homes built before the 1950s still have remnants of knob-and-tube wiring. While it may still function, it wasn’t designed for modern electrical demands. Plugging today’s appliances into yesterday’s wiring can be risky — think breakers tripping or, worse, fire hazards.
👉 If your inspector finds this, it’s worth budgeting for an electrician to update the system.
2. Foundation Settling and Cracks
Seattle’s hilly terrain and moisture-rich soil don’t do foundations any favors. In older homes, cracks in the basement walls or uneven floors are common. I once inspected a Bothell home where a ball would roll across the living room all on its own — fun party trick, but a sign of structural movement.
👉 Small settlement cracks can be normal, but larger ones may need a structural engineer’s opinion.
3. Aging Roofs
Pacific Northwest rain takes its toll. Cedar shake and asphalt shingles from decades ago may be past their prime. In one Kirkland inspection, I found moss so thick on a roof it looked like a plush green carpet. While picturesque, it was causing major water intrusion issues.
👉 Always ask how old the roof is and factor replacement into your long-term costs.
4. Outdated Plumbing Materials
Galvanized steel pipes were common in homes built before the 1960s. The problem? Over time, they corrode inside, restricting water flow. Think of it like clogged arteries for your plumbing system. I’ve turned on faucets in Kenmore homes where the water just trickled out.
👉 Replacement with copper or PEX piping is often recommended.
5. Insufficient Insulation and Ventilation
Older homes weren’t built with energy efficiency in mind. Attics often lack proper insulation, and crawlspaces may not be vented well. In Seattle’s damp climate, that means higher energy bills and potential moisture problems.
👉 A quick upgrade in insulation can make a huge difference in comfort and efficiency.
Closing:
Owning an older home in Seattle, Bothell, Kirkland, or Kenmore can be incredibly rewarding — but it pays to know what you’re getting into. A thorough inspection gives you peace of mind and helps you prioritize repairs and upgrades.
At Pure View Property Inspections, my mission is to empower homebuyers with clear, detailed reports that make decision-making easier. Whether it’s spotting that quirky wiring or uncovering hidden plumbing issues, I’ve got your back.
📞 Ready to schedule your Seattle-area home inspection? Book Your Inspection Here