Every part of the country has specific building requirements, practices, and standards. Here’s what to expect if you are moving to Olympia from another state.
VIDEO
The Crawlspace
Nearly all homes in Olympia are built with a crawlspace, not a slab foundation. The garage will be on a slab but the rest of the house will be on a crawlspace. (Check out my video as I take you as I go to the crawlspace of my house.)
The foundation is typically a poured concrete perimeter wall with the house built upon the foundation wall. The crawlspace will have a black plastic vapor barrier to prevent moisture from condensing and causing rot, mold or mildew problems. Water can enter the crawlspace, either from the ground or from the foundation vents. Some water can only be mitigated by installing a sump pump. Don’t be too alarmed if there is a sump pump in the crawlspace. The goal is to have a dry crawlspace and sometimes pumps and extra ventilation is needed.
Newer homes will have insulated floors but a few decades ago, this was not a building code so older homes may not have any insulation.
One of the bigger and more common problems found in the crawlspace is the evidence of rodents. Rats are becoming a nuisance in more and more homes but the good news is, it can be remedied.
Siding
The most common types of siding you’ll find here are cement board, like the brand Hardiplank, wood siding, vinyl siding, and engineered wood siding. A common brand name for this engineered product is Louisiana-Pacific or LP siding. Homes built in the early 1990s may have an engineered wood product for siding like LP. The issue with the engineered wood in the early 1990s was, in many cases, the siding was installed incorrectly. In our wet climate, the siding would wick up the water, swell and create rot issues behind the siding.
Most home inspectors will say a cement board siding like Hardiplank is the gold standard here because it resists water damage, rot, and insect damage.
Brick homes and stucco homes are not common here however you will find homes with synthetic stucco. A common brand name is Drivet. Home inspectors are not fans of this type of siding here because like LP, if this was installed incorrectly, it can lead to water intrusion issues.
Roofing
The most common type of roofing material is a composite 20- or 30-year shingle. We do have neighborhoods where the homes have tile roofs but by far, the composite shingle is most common. Less common are metal roofs, cedar shake roofs and torch-down roofs.
Utilities
Nearly all homes are served by electric and natural gas by Puget Sound Energy (www.pse.com). There are not too many homes with solar panels however South Sound Solar (www.southsoundsolar.com) is located in Olympia and is the premier solar company to contact if you are interested in adding solar panels to your home.
Most homes do not have air conditioning and is considered a luxury. In the past, this was okay but now with more 90+ degree days, air conditioning is becoming a strong must-have in a home.
Most homes are served by the city sewer and water system but also much of our residents have septic systems, individual wells, or community well systems. Newer homes in subdivisions can be on a STEP sewer system. This is like a hybrid sewer/septic system because the home will have a septic tank in the front yard but instead of a drain field, the grey water will go into the city sewer system. The city pumps the tank so that maintenance does not fall on the homeowner.
The last big earthquake our region endured was in 2001 and that quake measured 6.8 in magnitude. Earthquake insurance is not required here. Inspectors, lenders, and appraisers will want to see earthquake straps on the hot water tank but otherwise, additional earthquake retrofitting is not required.
Pests
We are fortunate here in Olympia that we don’t have too many pests. Believe it or not, the biggest pest we have is water! Inspectors are always looking for water intrusion problems so you may find it odd that in a home inspection report, the inspector will note if the landscaping is sloped away from the foundation or if the gutter downspouts are diverted away from the house properly.
It can be common for older homes to have wood-boring beetles. They like to chew on the wood beams in the crawlspace. Carpenter ants also like to attack wood structures but they can be eradicated and the wood can be treated.
Thurston County has very limited pockets of termites. This is not a widespread problem and a termite inspection report is NOT required for lending.
House Features
One common house feature that out-of-state buyers are looking for is basements, and we just don’t have a lot of houses with basements. It is common for homes to be built from the ground up. Partly because it is cheaper to not have to dig a hole for a basement but also Thurston County is on a glacial plain. The ground is rocky and hard-packed clay, which makes it more difficult to dig.
Outdoor living spaces are minimal so you won’t find many homes with outdoor swimming pools or outdoor kitchens. Covered patios are desired, and you’ll need to cover or pack up your patio furniture for the winter. The rainy winters will destroy outdoor furniture left to the elements!
Conclusion
There are many things that make living in the Pacific Northwest unique and desirable! If you are looking to make Olympia your home, contact me today!