Here we have a picture of a wet spot in a box joist from a crawlspace. After seeing this wet patch, I went upstairs and into the room above the wet patch there is a laundry room. I moved the machines away from the wall and checked for water leakage. I could not find anything. I quizzed the homeowner, and asked her if she had spilt any water or had she had a flood recently. She replied no but they are new machines, and that dryer did not seem to dry the clothing any faster than the old one. I was unsure of this and was wondering how this dryer came into play with this water leak. I went outside to check the wall and the dryer venting system in hopes that I may find a clue. I was surprised to find that there was no dryer vent protruding from the wall. Apparently, this house had new siding applied about six weeks before this. It was apparent to me now that during the process of removing the old siding the dryer vent hood was removed or torn off. The new siding was applied over the dryer vent, and the wet air was being forced into the wall cavity. This caused a considerable amount of condensation which ran down the wall and through the bottom plate and showed up in the crawlspace below. I ended up removing a large portion of the siding, a large portion of the vapour barrier, sheathing from the outside and replacing the wet insulation and putting everything back together. The homeowner is quite happy now with her new dryer, her clothes are done in about one quarter of the time.
Here we have a picture of a wet spot in a box joist from a crawlspace. After seeing this wet patch, I went upstairs and into the room above the wet patch there is a laundry room. I moved the machines away from the wall and checked for water leakage. I could not find anything. I quizzed the homeowner, and asked her if she had spilt any water or had she had a flood recently. She replied no but they are new machines, and that dryer did not seem to dry the clothing any faster than the old one. I was unsure of this and was wondering how this dryer came into play with this water leak. I went outside to check the wall and the dryer venting system in hopes that I may find a clue. I was surprised to find that there was no dryer vent protruding from the wall. Apparently, this house had new siding applied about six weeks before this. It was apparent to me now that during the process of removing the old siding the dryer vent hood was removed or torn off. The new siding was applied over the dryer vent, and the wet air was being forced into the wall cavity. This caused a considerable amount of condensation which ran down the wall and through the bottom plate and showed up in the crawlspace below. I ended up removing a large portion of the siding, a large portion of the vapour barrier, sheathing from the outside and replacing the wet insulation and putting everything back together. The homeowner is quite happy now with her new dryer, her clothes are done in about one quarter of the time.
I found this crawlspace study course to be very interesting and very informative. Crawlspaces are like a very shallow basement, one you cannot stand up in, one in which you are only inches away from all the wiring, plumbing, ductwork and in some cases, sloppy work by others. And in some cases, they make wonderful storage areas. Most of the crawlspaces I have been in were in not too bad of condition, and they were certainly nothing like was portrayed in the video for this course. I had a real pleasant experience with a crawlspace a few years ago, when I decided to removed all the poly “B” piping from my home, which has a crawlspace. My crawlspace is about 24 inches high and has a full sheet of blanket insulation from one side to the other. It was quite easy to trace the main water lines because every few feet or so there was a huge water stain from the leaks. Little did I know at that time how difficult it would be, to work under there, on your back, working over your head with wet cold installation hanging and landing in your face and down your shirt. Not to mention the cold wet dirt that I had to lay in. This was something I usually did after work, which sometimes took me into the late evening. This job took about two weeks and I was more than happy to see it end. If I ever get asked to do this job again, I will become very busy and won’t be able to get to it. I am happy to report that I have not had a split pipe now for almost 4 years.
Right front of gable roof inspector observed partially detatched three tab shingles. Recommend repair of noted area to avoid moisture penatration and damage of structural components.No visible moisture damage was noted at the time of inspection.
I recently inspected the crawl space of a single family home 40 year old home
The crawl space had no vapor barrier and the moisture was 17% with a hand dug sump pit in the center leftside. The ground was a sludge. I recommended a vapor barrier be put down and a larger pump be installed by a qualified professional.
FHA Loan Basics
by Nick Gromicko
This article was well written and easy to understand. It clearly states the pros and cons to FHA loans and gives a fair measure to base your decision. I will reference this when ever I am asked about FHA loans. Thanks Nick
I’m in florida and we do not have many crawl spaces here. So this picture is in an attic where by it shows water damage to the roof decking. This is the closes picture I have that could represent a similar situation had there been water damage in a crawl space due to a leak around a drain, pipe or something similar.
I chose to write an essay on crawl spaces. Although I’m in Florida and we have very few crawl spaces here as most construction here is slab on grade.
However, we have some older homes with crawl spaces. Crawl spaces can be very dangerous and if you’re going to enter one, you must be properly prepared with PPE. PPE for a crawl space would consist of the following but not limited to:
Overalls/coveralls
goggles
hat
dust mask/respirator
flash light
gloves
knee-pads
Caution must be taken and if you feel unsafe about a particulate crawl space, then do not enter.
This crawl space is from an older home. It has many problems. There are sign of water intrusion, the wiring and plumbing are not properly attached, there is no moisture barrier, and I see signs of termites.
I researched wood destroying organisms. I had no idea there were so many different insects that can destroy the wood in a structure. It also appears that clearances to earth play a big role in keeping your home safe from wdo.
Crawlspace conditions limited examination of the crawlspace to only those home systems and their components visible from the perimeter of the structure. Specifically, debris blocked access around the entire structure perimeter and client installed fencing blocked access under the deck. The Inspector specifically disclaims defective conditions in all areas not visible in the crawlspace from the perimeter of the structure at the time of the inspection and which are not listed in the area of this report pertaining to crawlspace conditions. The inspector recommends that inspection of the entire crawlspace by a qualified inspector be performed after conditions which provide reasonable, safe access to the entire crawlspace exist.
No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help reduce the chances for mold growth.
Wasp nests visible at the time of the inspection indicate that the home has experienced a seasonal infestation of wasps. The Inspector recommends removal of the nests and recurring inspection for future inspections.
AFCI Testers
by Nick Gromicko and Kenton Shepard
AFCI Testers (usually coupled with GFCI testers) are an integral part of a Home Inspectors arsenal. However, they are a tool to be used in conjunction with the built-in AFCI test button on the circuit breaker itself. The likelihood of a false positive with a tester is relatively nil. However, a false negative needs to be corroborated to avoid the client unnecessary costs.
Attached photo is of a crawlspace directly under a walkin shower. Photo shows severe decay to the floor joist and floor sheathing. A total of 4 joists have decayed due to long term moisture damage. This is a dangerous situation. This area of the house should not be occupied until a structural engineer can evaluate the damage.
Researched Dust Mite Inspections
I learned that dust mites are in every home. 18-30% of people are allergic to dust mites. A blood test can determine it you are allergic. Dust mites can multiply in warm high humidity environments. They feed off dead skin from people and pets. Best way to reduce high levels of dust mites is to launder regularly, dust and clean floors, keep pets away from living quarters.
Living in Florida, there just aren’t many crawlspace homes, aside form mobile homes. So with that in mind, I found a likely candidate, and went exploring.
Florida even in winter is prime country for critters in every possible crawlspace. so I went in prepared with some bug spray, a stick, and my dog. (he wouldn’t be there on a real inspection…)
So far so good… Looks like sand and clay. Piers look good, blocks are oriented correctly, wood & shims are dry and in good shape.
and
Found some repaired water damage. Looks like the vapor barrier & insulation were removed and not replaced to make a repair to a supply line. Ground underneath was dry, as well as the insulation. Visible joists & subfloor were not rotted, and appeared to be in good shape. Informed homeowner of possible heating/cooling loss, as well as being open for critters, and to to consult a qualified repairman for repairs.
I decided to research the topic of what biological threats may be encountered when inspecting a crawlspace. After a terrifying run-in with a copperhead snake in the crawlspace of a home I was renovating I thought this was an area I should learn more about. The article was very articulate in describing the habits and threats bees/wasps, snakes, and spiders an inspector may experience during an inspection. Very few of these pests are aggressive, and most will normally flee rather than fight, but if surprised or backed into a corner (such as in a crawlspace), they may be forced to feel the need to defend themselves. Simple measures an inspector can do prior to the inspection can mitigate most of these threats. Wearing protective clothing, using bright lights, making your presence known in order to give the pest time to escape, and carrying appropriate bee sting and anti-snake venom kits to each inspection will ensure the inspector is prepared for any encounter with a venomous pest.
Pictured is a rusting split-jack post that either a previous homeowner or a contractor with terrible property accountability left in our crawlspace. The jack was obviously being utilized to shore-up a beam under the house, however it was 1) place directly on the wet soil, and 2) left in place instead of acting as a temporary brace while a more permanent footing was installed to stabilize the beam. This jack, although still upright, has sunk several inches into the wet soil, and is rusted to a point that it is no longer usable as a sound jack. The beam is sagging and is very close to failing totally.
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HVAC:
The HVAC ducts and plenum are not properly supported and laying on the ground.
They are also not properly sealed. Large openings are allowing conditioned air to escape.
Significant corrosion of the plenum.
Recommend repair by a licensed HVAC contractor.
Plumbing:
Water supply lines are not properly supported.
Recommend repair by a licensed Plumbing contractor.
Electrical:
Many of the branch circuit wires are hanging unsupported. Most of the wiring found was very old fabric-insulated NMC electrical wires.
Recommend further investigation and repair by a licensed Electrical contractor.
Re-starting. I’ve been in so many crusty crawl spaces…
Research exercise:
“The Dark Side Of HOA’s”
This is an easy one because HOA’s are the scourge of the earth.
For all the reasons pointed out in the article and more. One of the main reasons touted for the existence of H… no hoa’s is that they help increase or at least maintain property values. Well don’t higher property values equate to higher property taxes? So we want to pay more in taxes and at the same time, make sure that it is harder for our children to own their own home?
“No, we want to make sure that our property can sell at a high price when we sell!”
So… you want to sell your home at a higher price and go buy another house at an inflated price in another hoa so you can have a HIGHER property value with HIGHER property taxes and more intrusion and limitations on your life?
(this post falls under the “serve as a basis of further discussion” clause.)