Common Inspection Issues in the PNW

We see it all as real estate brokers, but here are the 7 most common issues in houses that I see on inspection reports in the PNW. (And don’t be surprised, a lot of it is related to water!)

1.) Crawlspace issues. Too much moisture, standing water, rotted posts/beams, lack of insulation, or pest/rodent activity. These are all fairly common issues that come up on an inspection. Many times they are solvable through better drainage around the house, sump pump installations, replacing insulation and/or rotten supports, and hiring pest control specialists.

2.) Siding issues. Again, siding issues are typically moisture related...sometimes it will be obvious rot, other times siding joints/seams that are allowing moisture in. Anobiidae beetle issues (past or present) can also compromise the integrity of the siding. Again, this is a moisture-related issue, as this pest needs a moist environment in which to thrive. If the home was built in the 90's, we might also see "LP siding" which will get called out by an inspector. LP was a product that had a class action lawsuit after it was proven to wick up moisture and disintegrate. If well kept (painted regularly), LP siding can be fine, but any homeowner purchasing a home with this product should be aware so they can ensure a more regular exterior painting and maintenance schedule.

3.) Sewer line issues. Sewer issues in older homes are extremely common because old sewer lines were frequently made of clay which have a high likelihood of separating, allowing roots to grow inside, or breaking. Or even worse, sometimes we see lines made from a material called orangeburg, which is a fiber material made of pressed wood pulp that (obviously!) disintegrates over time. Any part of the sewer line from the start of the main back to the house is the homeowners responsibility (not the city’s!) to fix. It can be very expensive to fix as it requires excavation and often landscaping restoration. With those charming vintage homes, scheduling a sewer scope (an extra $250-300) at the time of your inspection is always a good idea.

4.) Appliances “past their usable life expectancy". It’s very common to see appliances including hot water tanks and furnaces near or past their life expectancy. After all, it’s not very motivating to replace a working water heater, so often homeowners let this home upgrade go. This is something that can be a bit difficult to negotiate on, especially if the appliance is currently working, but typically there are larger, more expensive issues that we want to focus on solving anyway.

5.) Things that are not up to code. For any home that’s older than a couple decades or more , we’ll typically see a variety of “not to code” items. Building codes change all the time, and most code-related items do not have to be fixed prior to sale, so this issue shows up a lot on an inspection report. It might be deck railings that are too wide, or steps that aren’t the right height, or a lack of GFCI breaker in the laundry or kitchen… these things are typically easily fixable, but may not be a high priority. Often it becomes a conversation of whether it’s a true safety issue (which should be fixed) or more of a “nice to have” fix/upgrade.

6.) Electrical Issues. Speaking of not to code, electrical issues that aren’t to code can be important ones to address! (And therefore, are typically easier to negotiate on.) For homes built before the 1950s, we often see knob and tube wiring — or leftover sections of knob and tube wiring in the walls or attic — that will come up on an inspection. If the whole house is knob and tube wiring, the buyer’s insurance company will likely want to see the house re-wired within 30 days of purchase. Many older homes have wiring that have already been replaced.

7.) Underground storage tanks. For homes built between the 1930s and 1950s, oil heat was common. Even if a home has been converted to gas or other, there may still be an underground storage tank on the property. Inspectors will call this possibility out if they see any evidence that the house had oil heat in the past. It can become an issue if there is any residual oil that has leaked into the soil around it; it can be a very expensive undertaking to address. With older homes in the core neighborhoods, it’s important to check into the history of oil tank decommissioning and/or removal. Sometimes (but not always!) we can find records of removal or decommissioning either from the homeowner or the fire department.