There are many companies that will push homeowners into encapsulating a crawlspace. Sometimes this is not necessary and always very costly. Normal wood dry stacked in a lumber yard is 10-14 percent moisture content when probed. This moisture content is necessary to keep the materials pliable and in the state to which they are intended. If moisture content is lowered then the materials experience dry rot. If the moisture levels are elevated this can produce wood rot also- but with side effects as well. When moisture content is greater than 14 percent and the humidity level surrounding is greater than 30 percent then this is the environment for mold growth. In a crawlspace, which is somewhat encapsulated in itself, humidity levels tend not to reach normal “outdoor” levels due to the crawlspace being an attached part of a conditioned home (HVAC). Some of the conditioned air does make its way into a crawlspace buffering the exterior elements or humidity. Crawlspace encapsulation was introduced into the home repair world in the year 2001. This is 2009. Many building professionals do not agree with this type of “correction” for many reasons. First- The practice has not been around long enough to evaluate effectiveness. Second- By encapsulating a crawlspace visibility of block walls, floor joists, piers and footings (not to mention utility lines) becomes impossible. The most cost effective way to determine if a “problem” really exists is to install a humidistat in the crawlspace and a led monitoring system in the home. Homeowners can monitor and keep tract of humidity levels during all exterior climates and conditions. One key point to remember for homeowners is the fact that corrections nor encapsulation needs to be performed now. If, while monitoring, it is determined that humidity level in a crawlspace is typically higher than desired- examine and understand why first. Is the crawlspace dirt height lower than the exterior grade of the home? Are water and sewer pipes not sealed around properly allowing storm water to enter crawlspace? Are there leaks in a sewer pipe, water supply line or condensation line allowing moisture into the crawlspace? Is there incorrect flashings at the foundation/siding transition? Are there proper weep holes in the brick 8” below finished floor elevation (brick/block foundation walls only)? Is natural ground water coming up through the crawlspace earth? Do you have adequate and properly applied vapor barrier? For homeowners- knowledge of a situation is extremely important. Is it best to write a check for $10,000 to encapsulate your crawlspace? We believe that it is better to identify whether a problem exists, locate the source of the problem, address the problem and keep monitoring. Hundreds of dollars is more cost effective than many thousands. If encapsulation of a crawlspace has or is being performed. Ask yourself whether the source has been corrected or are you having moisture hidden from visibility diverted or covered only to cause more damages to your home in the future. I think that most would agree that hundreds of dollars is the only approach to knowledge and piece of mind.
Tags: contractor, home, home repairs, structural issues
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