Whether you are a home buyer or homeowner, we often focus on the visible aspects of houses – the sleek kitchen countertops, the cozy living room, paint, or the well-manicured lawn. However, there's a hidden realm beneath many homes that deserves our attention: the crawlspace. Many crawlspaces are rarely ever entered, unless some sort of repair is needed on a home system (plumbing, electrical, heating, etc.) But moisture-related issues in crawlspaces can be a silent threat, gradually affecting structural integrity and indoor air quality. In this blog, we'll explore the significance of moisture in crawlspaces from a home inspection standpoint and understand the potential consequences.
THERE’S A LITTLE MOISTURE IN THE CRAWLSPACE, SO WHAT?
Moisture in crawlspaces can be an indicator of other issues such as poor grading ventilation, or leaks, but can also create serious problems.
Structural Damage:
Wet soil or pooled water in the crawlspace can damage the foundation of the home by encouraging soil movement, affecting the ability of the soil to carry the weight of the structure above. This can lead to differential settlement and cracking of the foundation, settling of piers, and even deterioration of the concrete block or brick itself. Pooling or wet soils in the crawlspace may result from surface runoff seeping under and/or through the foundation walls, but can also be caused by rising groundwater
Excess moisture and humidity in crawlspaces can lead to the deterioration of structural components like wooden beams and floor joists. Wood, when consistently exposed to humidity/moisture, becomes a breeding ground for mold, fungi, and wood-destroying organisms. Contrary to popular belief, it isn’t moisture that rots wood, but the fungi that thrives in moist areas feed on the wood structural components. This not only weakens the structure but can compromise the safety and stability of your entire home.
Mold Growth:
Moisture is the catalyst for mold growth, and crawlspaces provide an ideal environment for mold to thrive. Mold can pose health risks to inhabitants, particularly when it releases spores into the air, affecting the indoor air quality throughout the home. Identifying and addressing mold issues in crawlspaces is crucial.
Energy Inefficiency:
A damp crawlspace can reduce the energy efficiency in your home. Moisture can lead to the insulation losing its effectiveness, making heating and cooling systems work harder to maintain a comfortable indoor temperature. This results in higher energy bills and increased wear and tear on HVAC systems.
Pest Infestation:
Insects and pests are attracted to damp environments. A moist crawlspace provides an inviting habitat for termites, ants, and other wood-destroying insects.
AHHHH! NOW WHAT?!?!
Get your crawlspace checked by a professional- a licensed home inspector or a licensed crawlspace specialist. During a home inspection, the condition of the home’s crawlspace is evaluated- looking at both its current condition and signs of previous issues, making a visual assessment and possibly using moisture meters and other tools to assess the level of humidity in the space. Inspectors look for visible signs of moisture, such as pooling water, damp insulation, and fungal growth. Signs of previous issues, such as flood marks and staining, can indicate issues in times of heavy rain or seasons of high humidity, or could simply show issues with poor ventilation. Inspectors also pay close attention to signs of pest infestation during their evaluations, as these can be indicative of underlying moisture issues.
If moisture issues are found, different recommendations may be given depending on their nature.
Exterior Corrections
Often, issues with moisture in the crawlspace can be remedied with exterior repairs- not having to jump fully into the cost of crawlspace encapsulation.
- Gutters- If not already present, gutters should be installed to control moisture from precipitation. Gutters should be kept clean and have extensions on downspouts to keep discharging water between 4-6 feet from the foundation of the home. This moisture management can help tremendously.
- Grading- The ground around the home should be properly graded. Standards recommend the ground around the home have a slope of 6 inches over a distance of 10 feet away from the foundation to prevent water draining toward the house. If negative grading is present (where the soil slopes toward the home,) a swale can be created to redirect moisture away from the house.
- Vegetation- Trees and plants should not be allowed to grow directly against the foundation wall. Space should be given to allow for ventilation and drying after rains, and landscaping that requires irrigation should be kept at least five feet from the foundation walls. Trees or large bushes should be kept at least 10 to 30 feet away from the foundation of your house, to keep roots from damaging the foundation, and branches from damaging the home.
Vapor Barriers
If not already present, installing a soil cover/vapor barrier on the crawlspace floor and walls can help prevent moisture from entering the space and reduce humidity levels. These barriers act as a shield, reducing the risk of water vapor seeping through the soil and into the crawlspace.
Proper Ventilation
Adequate ventilation is crucial for maintaining a dry crawlspace. Well-designed ventilation systems help regulate moisture levels, preventing the buildup of damp air. If the home has foundation vents, I generally recommend they stay open while the outdoor temperatures are above 40 degrees, and closed once the temps are below 40 degrees. This allows the crawlspace to have moving air during warmer weather but protects water lines once conditions get below freezing. Homeowners should ensure that vents are clear of debris and function properly.
HOWEVER- Sometimes duct work, building configuration, or other conditions prevent good cross-ventilation, and improvements need to be made to reduce humidity and moisture. This can be done by having the foundation vents sealed off, and installation of a dehumidifier.
It’s important to note that either vents need to be operational, or a method of “conditioning” the crawlspace air be installed (either a dehumidifier or connection to the home’s HVAC system.) To close and seal the vents without conditioning can allow high humidity levels to grow in the crawlspace, causing greater issues.
Encapsulation
If significant issues are present, such as standing water and consistently high humidity levels, encapsulation can substantially reduce moisture problems. Sump pumps can be installed to remove excessive water, the crawlspace can be sealed off with a plastic barrier and insulation board, and a method of “conditioning” the crawlspace air installed (either a dehumidifier or connection to the home’s HVAC system.) While effective, encapsulation can be costly.
In conclusion, if not checked, moisture in crawlspaces may go unnoticed for extended periods- silently wreaking havoc on your home. Regular home inspections, coupled with proactive measures to address moisture concerns, are essential for maintaining a healthy and structurally sound living environment. By understanding the impact of moisture in crawlspaces and taking preventive actions, homeowners can safeguard their investment and ensure the long-term well-being of their homes and family.
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