While a house crawl space may be a place to allow plumbers, HVAC technicians, and other home maintenance professionals to access pipes, HVAC units, and other items stored there, this isn’t the only thing this unfinished area is used for. The crawl space is a critical part of your foundation, and if it is not in sound condition, it could put your entire home at risk. Also, of all the problems that could arise in your home, fixing the foundation can be one of the most expensive ones. Not only will you have to remedy the problem but also fix the damage the issue may have caused, as is the case with a termite infestation. Take a look at the issues that could arise in this rarely frequented part of the house and discover how to address each one before they take a toll on your home and your family’s health.
Does Your Home Have a Crawl Space?
The main residential foundation types include concrete slabs, crawl spaces, and basements. The lack of a basement is one way to know if you have a crawl space. Another way to know is if you have a small access door at the rear exterior of the house or indoors on the floor of a closet that leads to a area only big enough for someone to crawl around. (Hence, the name: crawl space.) According to Housing and Urban Development (HUD), a crawl space height should be at least 18 inches from the floor joist to the ground. If both scenarios are present, you probably have a crawl space underneath your home.
Why Do Homes Have Crawl Spaces?
Your builder typically decides the type of foundation your home needs. In most cases, your builder’s choice of foundation will rely heavily on costs but could also depend on the kind of land on which the house will be built. Crawl spaces are cheaper than basements and better suited to uneven terrain than slab foundations. They are also good spaces to house plumbing, HVAC, and electrical wiring.
Issues in the Crawl Space You Can’t Ignore
As a homeowner, it’s your responsibility to watch out for any problems that could put your home at risk. By identifying and addressing these issues as soon as possible, you can prevent potential foundation collapse, high bills due to loss of energy efficiency, or illness. Here are some solutions to six common crawl space issues.
Problem: Pests
Since it’s uninhabited, typically cool and sometimes damp from moisture, a crawl space provides the ideal conditions to attract mice, rats, chipmunks, and other rodents to your home seeking shelter, especially during cold months. Rodents have been known to gnaw on wiring, insulation, and other materials, which could lead to serious damage. A crawl space is also an attractive environment to termites and carpenter ants that may start destroying your house’s wood elements.
Dangerous spiders, such as the black widow or the brown recluse, or snakes also like to live in the house’s dark, undisturbed areas. Harmful pests aren’t the only ones drawn to dank crawl spaces. The presence of these and other pests like centipedes, millipedes, silverfish, cockroaches, and crickets could also indicate that there’s a moisture issue in your crawl space and even spread disease.
Solution: Pest Control
If you’ve noticed cockroaches, ants, or rodents in and around your home lately, the crawl space could be the site of the infestation. First, thoroughly clean and declutter your home’s interior as well as the outside perimeter. Remove all the food sources that may attract critters to your home. Also, ensure your waste bins remain closed, and any trash is properly discarded regularly.
Next, call an exterminator. A professional can can investigate the source of the infestation and apply the best remedies to eliminate the pests. An exterminator will also seal off any openings that have allowed critters to enter your home, as well as recommend other tips for keeping them out. If there has been severe damage to the wood in your crawl space, particularly from carpenter ants, termites, and gnawing rats, it likely needs to be replaced to maintain structural integrity.
Problem: Large Tree Roots
If you have a large tree in your yard, over time it may spread root systems under your home and into your crawl space. This may start problems in your crawl space, mainly leading to issues within the soil and causing the footings and other parts of the foundation to shift, crack, or buckle.
Solution: Tree Root Removal
Before you can fix problems in your crawl space stemming from tree roots, you’ll have to get the help of a tree company to remove the roots, either by physically cutting the roots or by using a chemical treatment. Upon eradicating the root system damaging your foundation, they will also put in barriers to prevent the roots from regrowing and causing the damage again. A tree company may also fix the problems the roots caused to your foundation, or you can seek the help of a traditional foundation company to fix all the structural issues with your crawl space.
Problem: Cracks
Some could be hairline cracks that may only be cosmetic, while a gap larger than ⅛ inch could point to a serious problem and should be taken seriously. The presence of wide structural gaps could indicate that there are movements within the soil, causing the foundation to shift. Such openings could also be one of the reasons why bugs and rodents are entering your home.
Solution: Crack Sealant and Piers
Upon inspecting the exterior of your crawl space, you may notice cracks. A foundation expert will determine how detrimental they are and what’s causing them. When the cracks are aesthetic, a professional may apply epoxy or sealant to fix them. However, much wider gaps may require more extensive fixes, such as piers and beams inserted under the ground to close the gaps.
Problem: Radon
This type of gas formulates within the soil and pushes its way upward through your crawl space and through your home’s vents. Radon is a known carcinogen and is a leading cause of lung cancer. Prolonged exposure to high levels of radon can also cause other kinds of health problems, including stroke.
Solution: Radon Mitigation
The best way to know if your crawl space is seeping radon is by performing a test. You can acquire a DIY kit from a local hardware store or contact your state radon office and have a certified radon specialist detect it for you. One radon prevention or removal technique a specialist may use is installing a pipe that draws radon from the soil upward through the pipe and into the air. Another option involves depressurization by using a fan to draw air from the crawl space. A specialist may use a few other options, but the best determination will be made upon inspecting your property and determining the extent of the radon problem.
Problem: Hydrostatic Pressure
Although this phenomenon is more common in basements, crawl spaces are also affected. Hydrostatic pressure occurs when water from rain, snow melt, or improper grading accumulates around the base of your foundation and doesn’t properly drain from the home. The weight of this water can put pressure on the walls of your crawl space, causing them to bow inward. If not addressed, this pressure and bowing could lead to partial or total collapse of the foundation.
A sign that your crawl space may be suffering from hydrostatic pressure is efflorescence. This crusty white or gray substance appears on walls. It comprises crystalline deposits that form on the wall as pressure pushes moisture through the concrete or stucco, settling on the surface once it dries.
Solution: Redirect Water
The best way to minimize hydrostatic pressure is to keep water away from your foundation. This fix may involve installing drainage systems that can effectively move excess water away from the soil. You can achieve this by installing a sump pump. This device collects water in a pit and pumps it away from the foundation.
Proper grading in the yard that slopes the landscape away from the base of your foundation will help water run away from your house. Keeping the gutter clean will help prevent water from pooling at the base of your home. Also, downspout extensions will help runoff water drain away from the house and toward the streets. If your house is in an area known for plenty of rainfall, it is also a good idea to install a perimeter drain to help with keeping water away from the foundation.
Problem: Moisture and Mold
Moisture is the enemy of every part of your home, especially your foundation. Regular monitoring and maintenance of the crawl space’s humidity level is crucial. The ideal humidity level in a home should be between 30 and 50 percent, according to the Environmental Protection Agency (EPA), to curb mold and pests.
When there is crawl space moisture over a prolonged period, mold may grow. Not only is it detrimental to the structure of the crawl space itself, but it may also harm your family’s health by seeping through vents or exhaust fans and entering your indoor air space. Mold that isn’t removed can continue to grow and worsen over time, potentially rendering your home dangerous or even uninhabitable, depending on the type of mold present. Greenish-black molds, such as Stachybotrys chartarum, can be very harmful and nearly impossible to remediate without the help of professionals.
Solution: Mold Remediation and Crawl Space Encapsulation
If you have a mold problem, it’s likely due to a moisture problem. Before you can address the moisture problem in the crawl space, you’ll have to get rid of the mold. If mold has damaged the drywall in the crawl space, it will need replacement. Mold that has damaged the joists may also need replacement if the mold has penetrated the wood or sistering the joist if it is partially damaged. However, if the mold is on the surface, you may be able to remedy the problem by cleaning it off with soapy water and allowing the surface to dry. If the spread of mold is extensive, it may be best to hire a mold remediation company to remove it.
Once the pests are gone, openings are sealed, and mold is removed, a foundation expert can address the crawl space moisture issue. This problem is typically solved through a process known as crawl space encapsulation, which involves putting a thick, puncture-proof polyurethane vapor barrier in the crawl space and sealing it.
Encapsulation will keep moisture out by maintaining a consistent temperature. It will also protect against future pest infestations and mold by keeping this area of the home relatively dry as well as provide insulation to lower energy consumption and reduce randon levels. In homes with extremely high moisture levels, a foundation company may install a dehumidifier in addition to the vapor barriers to help control the humidity in the crawl space. The downside is that the installation requires a high upfront cost—anywhere from $1,500 to $15,000. You may also need to upgrade your HVAC system if you have if you have a combustion-based furnace.
Frequently Asked Questions
Are there ways to tell I may have a crawl space problem before getting an inspection?
Yes. There are ways to know you may have a crawl space problem before you call an expert to examine the issue. One of the most obvious ways you’ll know is a pool of water that never seems to dry up near your crawl space area. Here are some other signs:
- Sagging or uneven floors in your home
- Strange, musty odors coming from vents
- Cold floors in winter
- Higher energy bills
- Cracked drywall inside the home
- Consistent, unexplained respiratory issues
- Issues with closing and opening windows, doors, and cabinets
- A leaning chimney
- Nails popping out of drywall
What happens if I don’t address crawl space problems?
Ignoring these issues could lead to serious consequences for your home and your family’s health. From structural damage to potential health risks, the longer you wait to address crawl space problems, the more severe they can become. Pests, cracks, moisture, hydrostatic pressure, and tree roots can cause very costly structural damage to your foundation, while radon and mold can make your family sick. Addressing crawl space issues will help keep your home and your family safe.
Who should I call to maintain my crawl space?
A foundation company can assist you with maintaining your crawl space. However, you may need the help of several professionals if you have multiple problems in this area. For instance, you should call pest control to eradicate pest infestations or mold remediation services if you have a severe mold problem. Depending on the issues discovered in the space, the professional you need to call may vary. Annual inspections by a foundation company can prevent many problems within the crawl space.
Could crawl space problems make it difficult to sell my home?
Yes. A bad crawl space could be risky for a buyer. They likely won’t want to gamble on potential health issues, structural problems, or pests that could jeopardize the investment. Even if the potential buyer wants the home, the bank may not offer financing until the issues are repaired. A less-than-stellar crawl space may not be a deal breaker, however. As a homeowner, you can get the problems fixed or negotiate with the potential buyer regarding these issues.
