Bay Crawl Space Repair Wiki – Frequent Q&A’s

Basement and crawlspace are both foundation types. The three foundation types that are generally used in the construction of homes are:

• Slab
• Crawlspace
• Basement

Slab: The cheapest among all the foundation types, slab construction lies just above the final grade of the land. There is no space between the floor of the house and the land on which it is built when this type of foundation is used. A significant disadvantage of this construction design is that the plumbing runs below the concrete surface. When a repair is required, the plumber will have to dig through concrete floors to gain access to the pipes. In addition to this, the HVAC and electrical system wiring runs through the walls up to the ceiling or attic space and access to them restricted by concrete walls. 

Crawlspace: A house with a crawlspace foundation does not touch or meet the land on which it is built. The floor of the house is elevated from the ground and the open space between the flooring and the earth is termed as the crawlspace. Generally, the height of the crawlspaces range from 1 to 3 feet and space houses the HVAC, electrical, and plumbing system of the house. These systems can be accessed by crawling into space and hence are termed as crawlspaces. Crawlspace foundation types are cheaper than basements but expensive when compared to slabs. The foundation type is used in areas of high moisture where flooding or higher water levels can cause damage to the house. 

Basement: A basement uses the elements of both crawlspaces and slabs. The foundation type is an eight feet or deeper hole dug into the ground that ends on a slab. Unlike a crawlspace, the basement is an enclosure with concrete walls on all the sides. The basement can be used for multiple purposes and is the most expensive foundation type. It can be used as a storage space or double as a room or recreational space. However, using the basement as the foundation for a home is subject to building codes and the nature of soil and groundwater tables in different regions.

The first step to getting rid of the unpleasant odor arising from the crawlspace is identifying the source. The common causes of musty odor are:

• Mold and Mildew Growth
• Wet and rotting crawlspace
• Animal intrusion or dead animals
• Plumbing leakages

All these problems can compromise the quality of air inside the home and cause health problems. With ventilated crawlspaces, the foundation of the house is exposed to foreign agents such as moisture and animals. These can damage the foundation of the house as well as contaminate the quality of air inside the house. On the other hand, moisture can seep through in close crawlspaces and create a habitable environment for mold and mildew growth. This moisture can also cause rotting of wood and other degradable material used in foundation creation while giving out a musty odor. A common solution to these problems is crawlspace encapsulation. With crawlspace encapsulation, you protect the foundation from external elements that can be detrimental to the health of your foundation and prevent animals from entering the space. The procedure ensures that healthy levels of humidity are maintained within the space and prevents moisture from penetrating indoors. In addition to preventing the development of musty odor, encapsulation improves the quality of air, boosts HVAC system efficiency, and protects foundation from any damage.

One of the most debated topics in the building and home construction industry is the use of crawlspace vents. Crawlspace vents are basically openings in closed crawlspaces. Most building codes require construction of crawlspace vents. The key objective behind crawlspace vents stems from the idea of conditioning the space with outside air. Opening the crawlspace vents during summers causes dry air to enter the space preventing the development of moisture, mildew, mold, and moisture. In winters, these vents should be closed and sealed to prevent cold air from entering the house. The use of crawlspace vents is still debated but most building codes and construction experts advise the use of vents. In addition to providing natural conditioning of the crawlspace, the vents provide easy access to plumbing, HVAC, and electrical systems.

On average crawlspace encapsulation can cost anywhere between US$ 5500 to US$ 6500 depending on the problem at hand. The total cost of crawlspace encapsulation can range from US$ 1500 to US$ 15000 depending on the size, accessibility, and nature of the problem. To summarize, the cost of encapsulation varies due to numerous factors such as contractor rates, size of the crawlspace, materials used, labor costs, and the condition of the crawlspace.

A crawl space foundation is a construction design in which the lowest floor of the house is separated from the ground. This is achieved by raising the house one to three feet above the ground on which it is built. The elevation creates a space between the house and the ground which is enough to crawl into and hence the foundation is known as crawl space. The design offers a variety of benefits such as accessibility to the plumbing, HVAC, and electrical systems, affordability, and a natural way to regulate the temperature inside the house in warmer humid regions. However, the choice of foundation design and type warrants consideration of various factors such as the nature of the soil on which the house is to be built, the groundwater table level, etc.

Crawl space cleaning can incur costs in the range of US$ 500 – US$ 4000 depending on the size, accessibility, and what is being removed from the space.

Yes, low crawl space humidity can be problematic. Low crawl space humidity can lead to over-drying and the eventual crumbling of wood. Relative humidity of 30% to 50% is considered healthy for crawl spaces.

Damp crawl spaces provide a hospitable environment for the growth of mold, mildew, rodents, termites, spiders, and other nasty pests. The crawl space provides an entry point for these pathogens into houses and can adversely impact human health. 

• Mold and Mildew: The presence of mold and mildew in crawl spaces can cause irritation in the breathing tract, coughing, nasal stuffiness, reddening of eyes and aggravate conditions such as asthma. People with mold allergies experience adverse reactions. The presence of toxic molds can further have a severe impact on human health and can even cause cancer and immunosuppression problems. 
• Rodents and Pests: Rodent droppings and pests are an adobe of pathogens that can cause health problems. The pathogens enter the house through air streams that rise and penetrate the house and create problems. 
• Radon Poisoning: Radon is a readily occurring gas found in most types of soils. The gas is produced when uranium decays and enters houses through the stack effect. Researches have linked the exposure to radon with lung cancer and the gas tops the table of causes of lung cancer in non-smokers.

Crawl space insulation costs vary from US$ 1000 to US$ 4000. The costs vary according to the size of the crawl space, the need for removal of already existent old insulation, and the material used for the process. Generally, batting insulation installation can range from US$ 1000 to US$ 2300 while the cost for spray foam installation varies from US$ 1300 to US$ 4000.

In case you are caught in a tornado with no safe room or basement, only then crawl space is a safe shelter for a tornado. The nature of the foundation used for building the crawl space determines whether it is safe or not. Crawl space foundation built using concrete will offer more protection than the ones built with cinder blocks or wood. If you still have nowhere to run, then avoid taking shelter beneath heavy objects such as furniture and appliances.

The costs of crawl space waterproofing depend on the size and condition of the crawl space. Cleaning crawl space may incur costs ranging from US$ 500 to US$ 4000. Construction of drainage systems in the crawl space can cost anywhere between US$20 – US$30 per foot. Besides these costs, sump pumps and their installation charges range from US$1100 – US$1300. If the water has been standing for prolonged periods in the crawl space, the foundation of the home is likely to settle and would require repair which could cost more. Other factors such as downspouts adjustment and sensor installation to monitor water and humidity levels inside the crawlspace would incur extra expenditure. Overall, crawl space waterproofing costs range from US$ 3000 to US$ 15000.

Sealing crawl space vents and controlling the humidity of the space all year round is a great idea to getting control over your electricity bills and making your HVAC systems more efficient. The vents can be sealed using foam boards or spray foam. Crawl space vent seals are readily available in the market. However, to ensure optimal performance of these vents, consider encapsulating the entire crawl space.

The simple answer to the question is a yes. Transforming a crawl space into a basement requires expert supervision. Ground excavation is required to convert a crawl space into a basement. The first step of the process involves rigorous planning to ascertain the kind and extent of excavation required to support the house and whether or not the procedure would impact any structures that might exist nearby. Following the approval of the plan, the structure is supported and secured before excavating the underlying area. Post this, the formwork is installed and concrete is poured over it. The next step in the process is to waterproof and drain the new foundation before pouring slab concrete over it.

Ideally, the answer to the question is none. Ventilated crawl spaces have been known to provide a hospitable environment for mold and mildew growth contrary to the popular belief of ventilating the spaces during summer to dry them out. However, the International Residential Code (IRC) a universal set of standards for construction makes the construction of crawl space vents mandatory unless overridden by state or local rules. According to the document, one crawl space vent is required to be constructed 3 feet away from each building corner.

Crawl space insulation is important if you are looking to save on energy bills and boost the lifetime of your HVAC systems. Without insulation, outside air enters both open and closed crawl spaces and disrupts the temperature inside the house. Cold floors in winter and the ineffectiveness of your HVAC systems are signs that your crawl space needs insulation. The US Department of Energy also recommends crawl space insulation for saving electricity bills and avoiding loss of energy. Crawl space insulation will benefit you in the following ways:

• It will help you save big on electricity bills by preventing outside air from entering the house
• Insulation will ensure a comfortable temperature is maintained inside the house
• It maintains the quality of the air inside the house
• Insulation adds years to the life of HVAC systems by ensuring that it does not have to overwork to compensate for the disruptions caused by incoming air

In ideal conditions, crawl space insulation can last for as long as 100 years. However, there are lot of factors that significantly shorten the lifespan of crawl space insulation such as water damage, mold formation, puncturing or abrasions to the insulation material, dirt and dust, and shortfalls in fitting. All these scenarios drastically hamper the effectiveness of insulation and can shorten its lifespan. As a practice, you should get your crawl space inspected once every year to determine the condition of the insulation. Other signs that signal a requirement for change in crawl space insulation are:

• Constantly changing indoor temperatures
• High energy bills
• Presence of drafts
• Wet insulation
• Signs of animal infestation

Unlike the popular belief, PEX pipes do freeze. While the probability of a new pipe bursting and leaking is lower than of the other pipes, over time the piping loses its flexibility and can eventually burst. The best way to prevent PEX pipes from freezing is to run them through conditioned and insulated crawl spaces that are above the freezing point. 

Crawl spaces are affordable foundation types usually preferred in warm and humid regions where they allow air circulation through the home to create a natural cooling effect. The spaces also offer easy access to plumbing, electrical wiring, and HVAC systems which otherwise would have been difficult to reach. Besides these benefits, crawl spaces can also be used as storage spaces for keeping infrequently used items.

Before we take a deep dive into the types of insulation that can be used for crawl spaces, let us take a look at the ideal characteristics you should look out for in insulation material:

1. R-Rating: A high per-inch R-rating ensures the insulation remains effective for longer periods and does not wear out easily. 
2. Ease of Installation: Easy to install insulation that does not create a mess is always advisable. 
3. Budget: The material that provides the best value for money is naturally more preferable over its counterparts. 
4. Resistance to moisture: The insulation should be resistant to moisture and humidity and should not be damaged easily. 
5. Mold and microbial growth resistance: The insulation material should have a high resistance for mold and microbial growth as the presence of these pathogens on the material could significantly impact their effectiveness. 
6. Flexibility: The insulation should be easy to install around obstacles and utilities. 
7. Compactness: Insulation material should tightly adhere to the wall and should not allow spaces or gaps to exist. 

Types of insulation:

Fiberglass: Manufactured from fine glass fibers, this insulation is usually yellow, pink, white, or gray in color. Fiberglass is easy to install and readily available in the market. However, its low resistance to moisture, mold and microbial growth in addition to its ineffective insulation properties makes it a secondary choice to rigid foam. 

Closed-Cell Spray Foam: The insulation material is stored under pressure and expands to form foam when sprayed. The nature in which it is stored makes its installation fast and effective. In addition to its hassle-free installation, the closed-cell spray foam can be easily installed around objects, has a high R-value per-inch, automatically moves into spaces to fill gaps and voids, and is highly moisture resistant and creates a vapor barrier. HOWEVER, the insulation material is expensive and permanent in nature. If you were every to experience a water leak or moisture damage, the repairs could be 3-4X expensive due to the difficulty to remove spray foam. 

Open-Cell Spray Foam: It has all the properties of cold-cell spray foam except its moisture resistance and vapor barrier nature. This means that the open-cell spray foam is an expensive insulation option minus the high R-value per inch and the moisture resistance provided by closed-cell spray foam. Spray foam insulation can make future unexpected structural repairs incredibly difficult so it’s not ideal in homes that could have leaks or termite damage.

Rigid Foam: Foam boards are cut out of rigid foam and are mounted on crawl space walls. Its solid nature makes installation around obstacles a bit difficult. Rigid foam boards offer a variety of benefits such as moisture resistance, vapor barrier protection, easy installation, high R-value per inch, longevity, and affordability. By insulating the walls, the entire crawl space is warmer, offering the best results of any crawl space insulation. 

Rigid foam boards are the most preferred insulation material. 

Water in the crawl space can be a result of a lot of varying factors. If the crawl space has been flooded, then the best way to deal with the problem is to identify the source of the problem and correct it. Your crawl space can be flooded due to the following reasons:

Drainage Problems

Downspouts and gutters are designed to direct the water away from home. If the drainage system is clogged or not directing the water in the right direction, it can get accumulated in the crawl space. Check the drainage system for any dysfunctional components and install extensions if needed to ensure that water is discharged at least four feet away from the house. In case there are no problems with the drainage system, the water accumulation can be a consequence of improper grading or sloping which may require extensive repairs. If your crawl space experiences frequent flooding, it is recommended that you install a sump pump to discharge the water out. If you already have it in place, check its condition to see if it is working properly and make sure the water can drain towards the sump pump effortlessly.

Foundation Cracks

Small cracks in the foundation can lead to water entering the crawl space. These cracks can aggravate other problems if not corrected immediately. Examine the foundation for the presence of cracks and call in a professional contractor to enlighten you on the problem and suggest ways to correct it. 

Plumbing Problems

Broken pipes or issues with plumbing can be the reason behind flooded crawl spaces. When pipes are exposed to varying extreme temperatures, moisture or are not sealed properly, they can wear out and break. The damage caused by broken or leaking pipes can be tremendous as it can cause two-way harm. The primary harm is to the physical damage to the property while the secondary harm is the huge amount of water and utility bill. 

Sewage

Incessant rainfall can cause sewage systems to malfunction and clog which can lead the excessive water to enter your crawl spaces. This can give rise to a contaminated crawl space which, in turn, can lead to various health problems. In such scenarios, contacting a professional is the right course of action to follow. 

The presence of moisture even in small forms can harm your crawl space foundation and cause various problems in the long run. It’s recommended that you have a professional install solutions to prevent future flooding in the crawl space.

There is no requirement to ventilate crawl spaces. Earlier, building construction practitioners used to vouch for ventilation being a natural way to drying moisture-laden crawl spaces and creating a cooling effect during summers. However, recent studies have revealed that an encapsulated and closed crawl space is a better alternative to maintaining a dry crawl space and temperatures inside the house. Therefore, there is no need to ventilate crawl spaces.

The simple answer to the question is yes. A crawl space can flood due to various reasons that have been mentioned in the answer to question number 2. Incessant and torrential rainfalls along with heaps of melting snow can also cause crawl spaces to flood.

The elaborate procedure of crawl space foundation repair can involve the following processes:

1. Drainage system and sump pump installation
2. Vapor barrier installation
3. Crawl space insulation
4. Crawl space cleaning
5. Structural repairs
6. Foundation stabilization
7. Closing off vents and airtight crawl space door installation

The cost of the entire procedure depends on the size of the crawl space, the materials used and the labor charges. On average the entire procedure can cost anywhere between $ 1200 to $ 30000.

Mold and mildew can cause an array of health problems and hamper the quality of the house. The prolonged presence of these pathogens can not only cause health problems but also depreciate the value of the house. Mold and mildew are found in crawl spaces when there is moisture. The moisture inside these spaces provides a hospitable environment for them to thrive. The best way to prevent mold and mildew growth is to keep moisture away from the space by encapsulating the crawl space.

The 2012 IRC building codes mandate the construction of access to crawl spaces. However, there is a chance that the access may get blocked or is really small and could restrict people from entering. We advise you to be cautious before entering a neglected crawl space as it could be dangerous. In such circumstances, you should inspect the crawl spaces using the small openings or vents in the crawl space and then call in professional help. In homes where there is no access to crawl spaces whatsoever, the construction engineers would pull back the carpeting, use their experience and expertise to find floor joists by observing the nail pattern. Following this, the engineer would then cut out a piece of the removable subfloor panel at the center to make access to the crawl space. Renovations in the house can be leveraged to create openings into the crawl space which can then be restored.

The steps to insulating a crawl space to ensure it preserves energy and maintains comfort in the house are:

1. Eliminate Water Sources: Eliminate any sources that could cause water to enter the crawl space. The best way to do so is by creating an efficient drainage system, installing a sump pump, and a discharge system. These measures will ensure your crawl space remains dry. 
2. Insulate the Crawl Space: Insulate the walls and the ceiling of the crawl space using mold and moisture resistant material such as fiberglass or rigid foam perferrably. Do not use spray foam as it causes major issues if you ever needed structural repairs from moisture or termites.
3. Seal the vents and door: Seal of all the crawl space vents, openings, and doors using access doors, vent covers, and rigid foam board to ensure outdoor air does not mar the comfortable temperature and quality of air inside the house. 
4. Vapor Barrier Installation: Install a vapor barrier on the inside to prevent water vapor from the ground or external environment from getting into the space. This will ensure that the crawl space remains dry and insulation remains effective for longer periods. 

Crawl spaces are a commonplace occurrence in high humidity and moderate climate regions. However, pipes running through the crawl space can freeze when exposed to even short but harsh spells of winter. Because ventilated crawl spaces are exposed to the outside environment it is highly likely that water inside the pipes running through crawl spaces could freeze. A great way to avoid this is to insulate and encapsulate the crawl space to shield it from the weather conditions outside. 

Crawl space inspections are a great way to save money and maintain a comfortable living environment inside the house. With periodic inspections, you can ensure that the crawl space is clean, insulated, and has not become a breeding ground for pests or rodents. This way you can correct the problems before they spiral out of hand.

Typically, you should inspect your crawl space once every six months. Seasonal check-ups are one of the best practices to follow to maintain a healthy, clean, and dry crawl space. 

Check your crawl space before and after the rainy season for any problems that can or might occur. In addition to this, ensure you inspect your crawl spaces during the lead up to the spring as the season brings with it moisture and dampness. 

Fall is another great time to check the crawl space. The lead up to the winter could be wet and dismal driving moisture, water, pests, and rodents into crawl spaces. Additionally, it is a great time to check whether or not the insulation is in place to ensure that your electricity bills do not spike up during the winter months. 

You should also look out for any signs that may indicate problems in the crawl space such as musty odor, mold and mildew growth, a sudden spike in electricity bills, pests and rodent presence inside the house. 

Besides this, inspections after incessant rains, snowfall, and other natural disasters is advisable as these incidents can drive various animals and rodents to safe spaces such as crawl spaces. The inspections will ensure that the problems are corrected and nipped in the bud before they get out of hand.

The simple answer to the question is yes, a crawl space can be dug out. However, it requires extensive planning to construct a crawl space as the restructuring of the property can impact other houses or buildings in the vicinity. After the creation and approval of a plan, the following steps are followed:

1. The area to be dug is measured and marked according to the plan. 
2. The foundation of the structure and property is secured and supported before digging the underlying area. 
3. After the excavation, formwork is installed before pouring in the concrete. 
4. The newly constructed crawl space is then cleaned, waterproofed and drained. 

Getting your newly constructed crawl space encapsulated is a good idea that will ensure that the added utility it offers does not come with problems or other overhead costs.

Professional crawl space repair companies usually specialize in installing crawl space dehumidifiers.

Crawl space dehumidifiers are a great way to deal with humidity and moisture inside these spaces and maintain them at a healthy level. The installation of a dehumidifier can be tricky and should be left to professionals. In addition to this, the crawl space should be conditioned and prepared before installing a dehumidifier. The dehumidifier will only be responsible for regulating and maintaining the humidity levels inside the crawl space and would not correct water puddles or remove mold or mildew growth. It can only prevent such occurrences. 

Dehumidifier installation takes into account the following aspects:

1. Location: Dehumidifiers should be placed in areas where airflow is not blocked and drainage is easy. Preferably, the dehumidifier unit should be placed on level blocks for maximum efficiency. 
2. Ducting: Dehumidifier ducts are used in large divided crawl spaces. The additional duct pipes that come with the unit ensure that air is effectively discharged at great lengths. Effective installation of the ducting will ensure the crawl space remains dry and dehumidifier provides maximum efficiency cost-effectively. 
3. Moisture level monitoring: A relative humidity of 40-65% is considered to be healthy. Anything above or below the range can adversely impact the crawl space. Manual monitoring of humidity levels is not feasible. A wireless hygrometer is, therefore, a device preferably installed with dehumidifiers to monitor moisture levels inside the crawl space. The device captures the moisture levels and the data collected can be used to optimize dehumidifiers to provide maximum efficiency.

The average cost of repairing or replacing a crawl space subfloor falls in the range of $ 1200 to $ 8000. However, the cost of repairs varies drastically based on the size, the extent of the damage, labor costs, job specific difficulties, and the materials used for the process. This cost can vary based on the location and the complexity of the task at hand. Factors such as moving of furniture, removal of existing subflooring, installation of new subflooring, finishing, and replacement of appliances and furniture impact the labor costs significantly.

As discussed earlier, there is no need for opening or even construction of crawl space vents. Building researchers have concluded that encapsulated and closed crawl spaces are much more beneficial then vented crawl spaces. Therefore, if you have crawl space vents you should get them covered permanently and have the space conditioned with a crawl space encapsulation.

You can keep your foundation vents open during the summer and closed during the winter, as this is the best way to avoid common issues related to the seasons, without crawl space encapsulation. However, your crawl space is still at risk of moisture, mold, and related issues with an open vented crawl space.