From Beretania Street, Washington Place looks pristine, with its impressive columns, grand entryway and oasis of greenery in the middle of Downtown Honolulu.

But get a little closer and you can see that the landmark, once home to Queen Lili'uokalani and 12 Hawai'i governors and now used as a museum and reception hall, is showing its 161 years — and the results of decades of deferred maintenance.

Wood rot and termite damage are major problems throughout Washington Place, as is aging plumbing, which has several times overloaded and sent water streaming down walls on the first floor. The electrical system in the home has been called a fire hazard. And the large columns in the open lanai are riddled with rot and rust, causing some to fear they'll go down in a strong wind.

The 40-year-old drapes in the reception rooms on the first floor are so tattered in spots they can't be washed because they would fall apart, and the wallpaper has water stains and age spots. The roof is also leaking, as is the air-conditioning system.

"There are many, many things that need to be fixed in the house itself," said Robin Midkiff, Washington Place Foundation president, adding that it's essential to restore and preserve the home not only as a significant architectural landmark, but as a piece of Hawai'i's "complex history."

Architectural and social historian Ken Hays, who recently helped complete an architectural conservation plan for Washington Place, agreed.

"This house is such a rare piece of architecture," he said "It is one of the most important houses in the state. We have to make sure it survives."

But getting money for repairs at Washington Place and to address several safety concerns has proven difficult. The state-owned home has had few major renovations since the 1950s, when an open lanai for receptions was added. And in the last legislative session — with lawmakers facing a shrinking budget — a $4.9 million appropriation for Washington Place was whittled down to zero.

The money would have gone to address what officials dubbed urgent health and safety issues, such as replacing an emergency generator and fire alarm system, conducting a structural evaluation of the open lanai, repairing cracks and spalling, installing exterior lighting and improving water drainage.

Though that work will have to wait, the state did spend $358,000 to address other safety concerns at the mansion, including replacing a brick walkway damaged by roots, patching some roof leaks and repairing the wrought iron gates. State crews started the work Sept. 3, and will wrap up Oct. 17. While the repairs are under way, the Washington Place museum is closed.

Corinne Chun Fujimoto, Washington Place curator, said officials do plan to go back to the legislators again this year for funding. But they're not hopeful, given economic conditions.

Fujimoto is also exploring possible federal and private grants for restoration work, especially in light of the home's new designation — secured in 2007 — as a National Historic Landmark. There are only 32 sites in Hawai'i with the distinction and 2,500 in the country.

Midkiff said the Washington Place Foundation is also looking to step up its fundraising efforts, as the need for action becomes more urgent.

"We're realizing we have to get into fundraising mode," she said.

Construction of Washington Place was finished in 1847, after five years of work.

The mansion was built by trader and sea captain John Dominis, and later became the residence for Lili'uokalani, where she lived for 55 years. In 1921, the state bought Washington Place, and 12 Hawai'i governors lived there until 2002, when a new governor's residence was built next door for $1.2 million and Washington Place was converted into a museum and gathering space for parties.

Today, about 9,000 people tour Washington Place every year, and take a peek at its artifacts.

Hundreds more attend formal functions at the mansion.

Though Gov. Linda Lingle does not live in the home, she hosts dignitaries, receptions and large dinner parties there.

And, in the last few years, that's posed a problem. In 2006, during a reception for Philippine President Gloria Macapagal-Arroyo, the power at Washington Place went out because of an electrical system problem. In 2007, the air-conditioning system sprang a major leak, sending water running down several walls on the evening before a visit by first lady Laura Bush.

Conditions at Washington Place have been less than ideal for years.

In 1966, Bea Burns, wife of Gov. John A. Burns, was trying to deal with peeling wallpaper in the mansion and tattered draperies, not to mention some structural issues.

In 1982, Jean Ariyoshi, wife of Gov. George Ariyoshi, told The Advertiser the home had serious roof leaks and antiquated plumbing.

"As a historic building, it's basically continually deteriorating," said Katie Slocumb, of Masons Architects, who co-wrote the conservation plan for Washington Place that was completed last year. "Buildings like this constantly need upkeep."

But, she said, much of the maintenance work to date has been in response to problems, such as leaks, rather than to prevent mishaps or to restore portions of the home.

"It's not like they've done a major overhaul," she said.

The conservation plan, funded by the Washington Place Foundation, was designed to change that by outlining current conditions at the home and making recommendations on how to move forward on top-to-bottom restoration work.

Fujimoto said the plan is designed to help guide long-term restoration to the home, including to the second floor — formerly living space for governors and their families, but now used as offices. Officials want to eventually open the second floor to visitors.