Crawlspace

How’s Your Crawlspace
By Jerry Ramsey

In the course of performing home inspections, I often encounter situations where what
was initially a very simple and inexpensive problem, blossomed into an expensive
ordeal. Nowhere is this more the case than in the crawlspace, that area under the
home that every homeowner avoids, if at all possible. Upon reflection, why would
anyone want to enter into that claustrophobic maze, one often harboring insects or
other creatures of nature? Well, it’s an issue of dollar and cents, and protecting the
single largest investment you ever made. It may be that the $25 dollar plumbing leak
can only be seen from the crawlspace, and if unattended, may evolve into a $2,500
foundation repair.

Following are some observations from actual inspections:

1)        Inadequate ventilation. There should be at least 1 square foot of ventilation for
every 150 square feet of crawlspace. Air flow is moisture’s enemy, and without
moisture rot and other organisms cannot grow. To this point, be sure to open the
crawlspace vents in warm weather, as this is the time when the area is most
susceptible to condensation.

2)        Negative slope of landscape. It is not uncommon to find areas which slope
toward a house rather than away from it. This, of course, is easily recognized, but for
some reason is often ignored by homeowners, i.e., until the proverbial flood consumes
their crawlspace or basement. There are several ways to tackle this issue with varying
degrees of complexity and cost, but one easy and inexpensive approach should be
tried first. Try placing one or more swales in your yard, i.e., small ridges that redirect
the water away from the foundation.

3)        Clogged or missing gutters.    A roof can shed up to 1,000 gallons of water after
1 inch of rain. Gutters are a simple and relatively inexpensive defense for this deluge,
but they must be kept clean. There are times when no gutters are required, but you
better be certain that all drainage moves away from the house.

4)        Absence of downspout extensions. Often, the gutters are doing their job but
water from the downspouts doubles back to the crawlspace. Splash blocks and gutter
extensions can solve this problem, and may be purchased for as little as $5 per
downspout.

5)        Air handler condensation. Many homes have air handlers underneath for air
conditioning and heating purposes. In the cooling season, these units create a
considerable amount of condensation which must be directed away from the home.
Have a professional check the unit periodically and you will have peace of mind.

6)        Plumbing leaks. Leaks can come from many sources, such as plumbing
distribution and waste lines, or overhead fixtures such as bathtubs or sink faucets.
These can be problematic because they often are not visible except in the
crawlspace. Be sure to check underneath sink cabinets every so often for telltale
signs. Also, make sure that caulking around bathtubs and showers is still in good
shape. And yes, a periodic observation of the crawlspace is the best way to be sure
that you haven’t missed something.

7)        Missing vapor barrier. There is a considerable amount of “rising damp” that
emerges from the soil underneath your home. The potential for condensation is
always present under these circumstances. The simple fix is to install a moisture
barrier on top of the soil, which is merely a 6 mil roll of poly. The barrier material is
inexpensive, and can be purchased for as little as $35 for 1,000 square feet.

8)        Floor insulation upside down. It is a good idea to insulate underneath your
flooring if your crawlspace is vented. This precludes the unnecessary loss of heating
and cooling air from your home, but it is important that the insulation be installed
properly. Insulation comes with a paper vapor barrier attached to it and it is important
that the paper side be installed toward the warm side of the house, i.e., next to the sub
flooring above. Otherwise, moisture can be trapped between the paper and the sub
flooring, creating potential for rot and unwanted organic growth.

So, there you have it. It’s basic blocking and tackling, but left unattended it can hit you
where it hurts the most…your pocketbook.

Jerry Ramsey is the owner of Home Dynamics LLC, a local home inspection company.
He can be reached at (434) 374-2164 or via his website www.homedynamicsllc.com