Author: Lexi Klinkenberg

Crawl spaces are often out of sight and, consequently, out of mind, making them easy to neglect. But without proper maintenance your crawl space is susceptible to moisture, heat loss, pests, and a host of other complications. These common problems can damage your home’s foundation, cause sky-high energy bills, and introduce toxins into the air you breathe. With as much as 40 percent of the air in your home originating from your crawl space, keeping up on your crawl space maintenance plays a big role in the air you breathe and the long-term health of your home.

What is a Crawl Space?
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A crawl space is a small area, ranging from one to three feet in height, that resides between the bottom floor of your home and the ground. A crawl space provides extra room for your home’s electrical wiring, plumbing components, and HVAC equipment. The height of the crawl space is limited, and getting into the area must be done by crawling, either on your stomach or your hands and knees. If you’re a prospective buyer or own a home in close proximity to water or near a marsh, exploring the crawl space is a necessary part of a home inspection. So, if you’re considering moving to somewhere like Miami, FL, don’t overlook the crawl space when making an offer on a home.

What’s the Difference Between Crawl Space vs. Basement?
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Crawl spaces are typically used in damp climates, where the ground is regularly too wet for basement construction. Supporting the home off of the ground keeps it away from moisture that could cause damage. In coastal areas where the soil is sandy, a crawl space can alleviate potential basement problems, like excessive water buildup that could put pressure on basement walls. Crawl spaces are also sometimes preferred in construction when a basement is too costly. Installing a crawl space is cheaper than installing a basement.

​A basement is a popular type of foundation that can add space and functionality to a home. Basements are often used as storage space, living areas, or both. A basement combines elements of a slab and crawl space. The floor in a basement is very similar to slab concrete, and the support system used under the basement floor is the same as what is used in a crawl space. Although basements can be a great addition to a home, they cannot be built in areas with high moisture levels or unsettled soil. They also happen to be the most expensive type of foundation to build.

​Crawl Space Solutions for Common Problems

Problem: Moisture
Homes with poor ventilation are more susceptible to crawl space issues than others. Without regular evaluation and crawl space maintenance, you may not know there is a problem until it’s too late. Signs of excessive moisture throughout the home are often readily noticeable, but signs of moisture in your crawl space may be harder to detect. Unfortunately, moisture in a crawl space can be just as problematic, causing complications such as mildew, dust mites, mold, and wood rot. When there is nowhere left for moisture to go within a crawl space, it can then travel into your insulation, flooring, and walls to create even larger problems. Crawl spaces with exposed dirt most commonly have trouble with an excess of moisture.

Solution: Vapor Barrier
A vapor barrier is one of the best ways to protect your home against the encroachment of moisture. Essentially a large plastic sheet placed over the base of a crawl space, vapor barriers are intended to fully cover any exposed dirt. While this doesn’t completely eliminate moisture, it does slow the process significantly. At 50 to 70 cents per square foot, sheet plastic is a cost-effective barrier for moisture in your crawl space. A vapor barrier can be a DIY project if you’re willing to get down and dirty, but the labor that goes into covering the entire ground area can be challenging to accomplish on your own. You’ll need a friend to help you pass the rolls of sheet plastic back and forth through the crawl space, or if this sounds too labor-intensive, a professional contractor may be the way to go.

Solution: Encapsulation
If a vapor barrier alone isn’t enough to tame moisture and ventilation problems, encapsulation can be a great alternative. The first step in this process involves a vapor barrier coupled with sealing tape and coverage of walls and ceiling areas. A complete encapsulation includes drain tile, a sump pit and pump, concrete, insulation, and a dehumidifier to properly condition the air.

While placing a vapor barrier can be done independently, encapsulation is best handled by a professional. The installation process takes expertise, and installing a dehumidifier is best left to a trained technician. Hiring a contractor for this work costs about $5,500 on average

​Problem: Energy Loss
A crawl space isn’t a livable part of the home, but insulation is still important to keep the heat in. Crawl spaces can be a major source of energy loss. If you find yourself running your furnace all winter long, driving up high energy bills, yet still feel cold on the ground floor of your home, your crawl space could be the issue. If your crawl space isn’t properly insulated from the cold, you could be wasting energy and driving up your utility bills. If you want to live more sustainably and save money on heating bills, you should consider insulating your crawl space.

Solution: Insulation
Insulating your crawl space depends on the general climate in your area. In warm or dry areas, insulation can be limited to just the area between the floor joists. However, in subfreezing temperatures, insulating the walls and sealing off the crawl space is most effective. A professional can evaluate the state of your crawl space, make a recommendation, and handle the insulation process.

Problem: Pests
Rodents and insects can be a problem anywhere in your home, and a crawl space is no exception. Crawl spaces can easily become a dwelling for pests if they are not properly maintained. Since most homeowners do not spend much time in their crawl space, it may be harder to determine if there is a pest problem. Pests such as mice, rats, termites, carpenter ants, spiders and more have the ability to damage insulation, crawl through vapor barriers, dig into wood, and even tunnel into your main living spaces.

Solution: Pest Control
Proper crawl space maintenance, including encapsulation, can keep your property safe from pests. When all entrances and exits are sealed, the possibility of rodents and insects gaining entry to your home is almost impossible. If you do see signs of pests, partnering with an exterminator can treat problems at the source.

​Crawl Space Inspection Checklist

A crawl space inspection is typically included in a standard home inspection when buying or selling a house. This is an area where issues tend to arise and can throw a wrench in the home sale. Both home sellers and buyers should be aware of the state of the crawl space in order to mitigate any potential problems prior to the sale. Here are the red flags that professionals look for during a crawl space inspection:
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1. Electrical wiring issues
2. Plumbing issues
3. Moisture (standing water, damp insulation, or warped building materials)
   
4. Pests (Bugs, termites, rats, mice)
   
5. Mold and mildew
   
6. Ventilation issues
   
7. Cracks in the foundation

As a seller, you may want to have your crawl space inspected prior to listing it on the housing market. That way you are aware of any issues and can have them fixed before the sale, or adjust the sale price accordingly

As a homeowner, maintaining your crawl space is critical to the health and longevity of your home. That means doing an annual inspection and attending to problems as they arise, as well as taking preventative measures to keep your house healthy. If crawling under your home doesn’t seem like fun, you can always partner with the pros and hire someone to ensure your crawl space is in good hands. With these tips and fixes, you can be sure the foundational part of your home is properly maintained for years to come.

Many clients who experience mold issues in their properties are often also concerned with their clothing in the immediate vicinity of a mold concern. 

One of the first questions which arises is whether or not the client should throw the clothes away, or whether they are salvageable. The answer to this question, in short, is: it depends. 

The following is a list of suggestions when dealing with mold affected clothing: 

1. If there is no visible mold, then the clothing is salvageable by washing the clothes and drying them in the sun. 

2. If there is visible growth on the clothing, but no holes, the clothing can be taken to a dry cleaner to attempt to salvage the clothing. 

3. If the clothing has had mold growth on it for a extended period of time, and has been eating through the clothing/material, then the clothing is most likely not salvageable at this point. 

Mold on clothing usually arises due to high humidity in a closet (especially when living close to the ocean). However, this isn't always the case.

If you are having concerns about mold on clothing or excessive moisture, it is always best to consult with a certified mold inspector to ensure the correct procedures are followed and the source of mold is delineated. 

1. Mold has been documented as being present on household dust, since this can be used as a food source; maintaining clean household standards can ameliorate this.
2. Certain molds have been documented as producing mycotoxins, which have shown the potential to create health hazards. These types of molds include, but aren’t limited to: Stachybotrys chartarum, Aspergillus versicolor, Fusarium verticillioides, Penicillium aurantiogriseum.
3. Stachybotrys mold (referred to colloquially as ‘black mold’) generally requires a high water profile to thrive, so properties with a continuous water issue can be highly susceptible to this mold.
4. As the availability of moisture changes i.e. from light moisture to heavy moisture, it has been noted that the predominant species of mold changes. For example, in areas with light moisture, one may expect to find Cladosporium mold, but with a heavier moisture flow, Stachybotrys could develop and become the predominant mold species.
5. Mold(s) are typically considered saprophytes, which means they feed on dead organic matter (substrates such as drywall).

 
Facts taken from U.S. Department of Housing and Urban Development, Healthy Homes Issues: Mold. Version 3
March 2006

The California Department of Public Health (CDPH) categorizes mold as being under a substandard living condition. As stated by the CDPH, 

"CDPH has concluded that the presence of water damage, dampness, visible mold, or mold odor in schools, workplaces, residences, and other indoor environments is unhealthy."

Therefore, once mold has been documented and mold is registered via an inspection and relevant testing, it is paramount that remediation and restoration is performed in the pertinent property to ensure it is restored to an appropriate standard. The CDPH further added that, 

"Beginning Jan 1, 2016, the presence of visible mold will be added to the list of conditions in the California Housing Code, already including dampness of habitable rooms, that make housing substandard (Cal. Health & Safety Code §17920.3)". 

If you believe there is potentially mold in your property, or residual or active moisture from a current leak or previous leak, it is recommended reaching out to a local mold inspector, environmental health inspector or industrial hygienist to assess the area(s) of concern. 

Often, clients will express concern over various stains in a property, but will be unsure of the nature of the stain or if it is some type of mold growth. 

This is where experience becomes paramount. Mold inspectors can typically deduce if the growth in question is a concern (based on how three dimensional it is, the color and the shape of growth), which would then segue into mold testing to see if there are toxic properties present, as well as if the mold is reproducing into the air. 

The following considerations should be taken into account with potential mold growth: 

1. Are the conditions conducive to mold growth? Mold requires nutrients (such as drywall), moisture and the right temperature to grow. 

2. Is an odor present? When molds metabolize materials, they can produce volatile organic compounds (VOCs), which is what people generally report as being a musty odor in the property. 

3. Are there visible signs of mold growth? Mycelia or mold growth can be present in a plethora of colors, not just black and green as most people believe. These colors could include a blueish green, green yellow, black, brown, orange and white. Water stains can also indicate potential mold growth (such as in a wall cavity) since this indicates an ideal environment for mold. 

4. Structural damage. This could include peeling of wallpaper or floor swelling, since this can indicate a moisture problem. 

Finally, sometimes there may be efflorescence, which is the white/chalky calcium deposit left by water (such as in a crawlspace or one bricks), this can be distinguished from mold due to the chalky texture. 

If you are unsure about potential growth, it is always best to check with a certified mold inspector to confirm whether or not there is further concern in your property.