As a Licensed Structural Pest Inspector, the inspection of House Boats for conditions conducive to wood destroying organisms almost seems like an oxymoron. And yet the few that I have inspected, or worked on, have had no more issues with wood destroying organisms than other Pacific NW homes. It just isn’t logical that you could throw some logs in the water---chain them together---build a house on top----and not have any problems. Some of the Seattle House boats have logs that are 100 years old----and still floating. Many of the land-bound homes of Seattle, that are 100 years old, have foundations that are in worse condition. I suspect that the early houseboats did have problems---especially in the wood structures between the floating logs and the house floor structure. These structures most likely frequently needed to be replaced----until pressure-treated lumber came along. Here is what the Washington State Law says about Conducive Conditions: WAC 16-228-2025 Conducive conditions. (1) Conducive conditions found during a complete WDO inspection must be noted in the complete WDO inspection report. So why do these old log “foundations” do so well? To answer that question we have to go back to the basic survival requirements of most wood destroying organisms: Food (plenty of that), water (plenty of that----actually too much), adequate temperatures (ideal year-round), and oxygen/air (bingo----no air in submerged logs). There is one more thing that has to be factored into the equation----these old-growth cedar logs are naturally resistant to decay/rot and resistant to many of the Northwest’s finest wood destroying insects. Usually Licensed Home Inspectors and Licensed Structural Pest Inspectors in the State of Washington are mostly interested in the control of moisture to reduce and eliminate the conditions suitable for Wood Destroying Organisms. Houseboats are a rare example where the elimination of oxygen helps do the trick. For all the rest of the structure the usual rules and protocols apply.
(2) Conducive conditions include, but are not limited to, the following:
(a) Earth in direct contact with wood or inadequate clearance between earth and any wood or material subject to damage from moisture. (Well I guess this doesn’t apply to houseboats----no dirt anywhere near it.)
(b) Vegetation, in direct contact with the exterior of a structure, which may contribute to moisture or damage by WDOs. (Not much in the way of vegetation around a houseboat either----gotta get out there and mow that water.)
(c) Restricted or nonfunctioning gutter systems. (You have to be kidding?)
(d) Conducive debris in substructures. (Does driftwood and flotsam and jetsam count?)
(e) Bare or unimproved ground in substructures. (Sounds like semantics to me----no ground anywhere near the substructures.)
(f) Standing water or evidence of seasonal standing water in a substructure. (Ruh Roh!)
(g) Failed or missing caulk or grout at water splash areas. (OK---safe bet)
(h) Moisture from plumbing leaks, lack of ventilation, or other sources that may contribute to damage by WDOs. (Well this covers a wide range of possibilities----but no different than any home.)
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Very interesting. It does seem counter-intuitive that you would not find lots of moisture issues with those house boats.
Land-locked so we see nothing like this, ever, here in middle GA. Very interesting and informative post Charles.
Always find you pictures and finding is the house boat area very informative as well as a pleasure to look at.
I forget that is an area that you specialize in and we here do not see as often,
Thank you
Enjoy the day
I will admit to having never done one of those. But it was informative!
But your title reminded me of one of my favorite rock and roll songs, by Deep Purple, "Looogs On The Waaaater." Boomp, boomp, booooomp, bomp, bomp, booomp, booooomp...
Thanks for the memory!
Kathryn, it sure does
Anita, I wonder if they exist (on logs anyway) anywhere but in the NW
Don, glad you found it interesting
Jay,---will have to visit utube----don't remember that one by name :)
Michael, we have that kind too
Charles,
Thanks for the peek into a different world. I can honestly say I have never had a transaction involving a house boat here in the North Dallas area.
-Brent
Charles: Again an interesting post about structural issues. It is many people's dream to live on a houseboat. I would miss the basement but enjoy the community. Thank you.
Seeing a house boat in this high altitude desert would be be a cause for concern about climate change.. I have seen on an Australian estuary a rather large caravan sited of three huge logs - obviously avoiding van park fees.
We're far away from water for sure, and Charles; I would never have learned this from my local inspector! In fact, I think I'll print this out to share with Jack and ask him why he never shared this with me...........lol
It's an interesting dichotomy that the conditions that are conducive actually rob the conduciveness of the condition.
Brent---strange----I am surprised :)
Valerie----not many basements out here
Larry, I get your meaning----although that area was ocean once wasn't it?
Elizabeth, it would be interesting to know what he says :)
Jim, we all want to know what condition my condition is in :)
Some floating homes are barges. Have you ever inspected one of those, Charlie?
Charles I new fail to learn something new when I visit your blog.
Hi Charles, great info. I like the interpretation of Conducive Conditions.
I can gar-ahn-tee you that any logs that I threw in the water, would sink straight to the bottom... (unless I wanted them to sink, and then they'd float!)... 'cause that's just the way things work.
Glenn, nope---no barges
Jennifer, thanks, glad to help
Dale, these have been worked out by the Washington State Department of Agriculture over the years.
Alan, it is very hard to sink an old growth cedar log
I would blow a hamstring running away from a house like this. WOW!
Alex, having been there several times with the hamstring----I would most likely pull up a little on the getaway :)
Charles,
Another awesome post that brings back memories. My grandparents had a houseboat on Lake Union. My grandfather claimed that the reason they sold it and got a farm was that when my grandmother would chuck his things out the window he could then retrieve them. So they bought the farm and she quit drinking and no more chucking.
Charlie - I'm thinking I could live that lifestyle. How enchanting houseboat life must be!
Don, funny story :)
Carol, it is a cult for sure :)