Originally Posted By: kluce This post was automatically imported from our archived forum.
I ran into a house today where half the house had a basement and the other was a crawl space. The crawl space was insulated under the floor and the interior wall to the basement. Plastic covered the ground. The duct work and water pipes were un-insulated and lastly the extra large door from basement to crawl space was not insulated. There was dampness in the crawl space but no water damage noticed.
I know this is not correct and there are a couple of way to correct this so the crawl space will dry out. But would anyone write this up as a "Major Defect"?
Originally Posted By: gbeaumont This post was automatically imported from our archived forum.
Hi Kevin,
did the crawl space have any ventilation at all, in an ideal world there should be a ventilation openning on each wall and within 3 feet of the corner.
Oh nearly forgot the vent area should equal 1sqft per 150 sqft of floor area.
Originally Posted By: rcloyd This post was automatically imported from our archived forum.
Kevin:
If the under floor area is provided with conditioned air (in addition to the perimeter insulation and vapor barrier already mentioned in your post)there is no need for any ventilation openings through the foundation or outside walls per International Residential Code section 408.2 exception #5.
Originally Posted By: gbeaumont This post was automatically imported from our archived forum.
Kevin,
If it not conditioned space, I think it needs ventilation, end of story  
Originally Posted By: gbeaumont This post was automatically imported from our archived forum.
Hi Kevin,
No I would site it as in need of repair, the repair being the installation of vents, but it is something that I would post to the summaries sheet as well if you use one.
Originally Posted By: kluce This post was automatically imported from our archived forum.
I understand what is being said, but if you see a number 8 service wire for a 200 amp breaker, even though there is no signs of problems, it still falls under the major defect catigory. In the case of the crawl space, there is no signs of problems but there is dampness and the possibility of future problems could exist. That is why I am questioning.
Originally Posted By: rcloyd This post was automatically imported from our archived forum.
Kevin:
If uncorrected it could cause some major problems. The simple solution would be to install a vent diffuser in the duct that is already within the space. When the Heat, air conditioning or fan runs the moisture you mentioned should go away.
Originally Posted By: kmcmahon This post was automatically imported from our archived forum.
There are two categories of major defects IMO.
One would be a major safety hazard that needs attention right now
the other would be a defect or a defect that would take major $$ to correct.
Potential defects are not major...they just have the potential to be. Those that will take little money to correct, but if not taken care of will cost major $$ to repair if left unattended. That's the category I think you are in, and I think you reported it correctly.
This one has nothing to do with your question but I don't believe in potential safety hazards...they either are or aren't. The ones that are, may or may not have surfaced, but are accidents waiting to happen.
Just my .02
Originally Posted By: rcloyd This post was automatically imported from our archived forum.
Kevin:
If you recommend that they install vents through the outer building wall to outside air their water pipes may freeze and their energy bills will increase substantially. Not recommended.
Originally Posted By: kluce This post was automatically imported from our archived forum.
I found the “Independent Inspection Addendum” paper that is given to the clients before they order a home inspection.
It's written:
"A "MAJOR DEFECT" is a conditoin that would:
(1) have a significant, adverse effect on the value of the Property; or
(2) significantly impair the health or safety of future occupants of the Property; or
(3) significantly shorten or adversely affect the expended normal life of the Property if not repaired, removed, or replaced.
"MAJOR DEFECTS" are those that could reasonably interfere with Purchaser's intended use or habitability of the Real Estate and are not to be confused with cosmetic defeciencies or maintenance items noted in an inspection report."Let me know if this is different in your area.
