Foundation and Structure
Portland Craftsmans typically sit on brick or concrete foundations, sometimes combinations of both where repairs occurred over the decades.
Brick Foundations
Many early Portland homes used brick foundations, which can deteriorate with moisture exposure. Inspectors look for spalling (surface flaking), crumbling mortar joints, and water damage. Brick foundations can be repaired through tuckpointing but extensive damage may require more significant work.
Seismic Concerns
Pre-1970 Portland homes typically lack modern seismic connections. The house may not be bolted to its foundation. Cripple walls (short stud walls between foundation and floor) may lack bracing. Seismic retrofitting costs $3,000-8,000 depending on access and scope.
Post-and-Pier vs. Perimeter
Some Craftsmans have post-and-pier foundations with crawlspaces. Others have full perimeter foundations that were upgraded later. Mixed foundation types aren't unusual - repairs and additions over the decades create varied conditions.
Electrical Systems
Original Craftsman electrical systems don't meet modern needs. Most homes have been at least partially updated, but the nature of those updates matters.
Knob-and-Tube Wiring
Original 1920s wiring used ceramic knobs and tubes to run individual conductors through wall cavities. This wiring can still function safely if undisturbed, but it lacks grounding, can't handle modern electrical loads, and creates insurance issues. Full rewiring costs $8,000-15,000 depending on house size and access.
Partial Updates
Many Craftsmans have been partially rewired - modern circuits in the kitchen and bathrooms, original wiring elsewhere. This creates mixed systems that work but may limit future improvements. Inspectors identify what exists in different areas of the home.
Service Capacity
Original 60-amp service panels can't support modern HVAC, kitchens, and electronics. Most lenders require 100-amp minimum service. Panel upgrades run $1,500-2,500.
Plumbing
Original Craftsman plumbing has largely reached end of life where it hasn't been replaced.
Supply Lines
Galvanized steel supply pipes were standard in the 1920s. These corrode internally over decades, restricting water flow and eventually leaking. If the house has galvanized supply lines, replacement should be anticipated. Copper or PEX replacement runs $4,000-10,000 depending on accessibility.
Drain Lines
Cast iron and clay drain lines served Craftsman homes. Cast iron can last 75-100 years but eventually corrodes. Clay lines can crack and allow root intrusion. A sewer scope inspection ($150-250) reveals drain line condition. Replacement costs $5,000-15,000+ depending on method and distance to street.
Water Heaters
Water heaters aren't original to the home (they last 10-15 years), but older Craftsmans often have water heaters in problematic locations - unstrapped in seismic zones, on platforms with poor access, or in spaces that don't meet current codes for combustion air.
Windows and Exterior
Craftsman window character is a key selling point but also an inspection focus.
Original Wood Windows
Well-maintained original windows can last indefinitely with regular maintenance. They often have better glass quality than modern replacements. However, rope sashes fail, glazing deteriorates, and air sealing is minimal. Restoring original windows costs $300-600 per window through specialty companies.
Replacement Windows
Many owners have replaced original windows with vinyl or aluminum units. Quality varies dramatically. Cheap replacements from the 1980s-90s may have failed seals (foggy double-pane glass) or poor operation. High-quality modern replacements work well but change the home's character.
Exterior Siding
Original lap siding is typically old-growth fir or cedar, denser and more rot-resistant than modern lumber. Paint failure and moisture damage usually occur at specific vulnerable points rather than throughout. Complete residing is rarely necessary - targeted repair of damaged sections is standard.
The Modernization Question
Every Craftsman buyer faces the same question: how much original character to preserve versus how much to modernize for comfort and efficiency. Inspection findings inform this decision but don't make it for you.
A house with original knob-and-tube wiring, galvanized plumbing, and single-pane windows can be livable but will need significant investment eventually. A fully updated Craftsman with modern systems trades some character for lower maintenance. Most homes fall somewhere between, with selective updates over the decades.
The inspection tells you what exists. Your priorities determine what matters.