Originally Posted By: mpedeferri This post was automatically imported from our archived forum.
I inspected a very large, very nice, new construction home yesterday. While crawling in the crawlspace I came upon a soft spot. After further investigation I found a few wet areas. When I say “wet” in this case I mean soft/muddy soil and areas of standing water, mostly in the depressions of the irregularities in the soil…no large ponds!!! The vapor barrier is in very good condition, in fact it looks like the builder put new/additional plastic over the wet area. I also found a small strip drain of gravel under the vapor barrier leading down to a low spot and under the foundation. The floor is very well insulated and there is more than adequate ventilation. Another point is the this is in Seattle and believe it or not we have had VERY little rain in the last 2 or so months.
If I found this in the middle of the rainy December, I would be much less concerned. There have been a few posts on wet crawls, which I have read but they really didn't answer my questions.
My question is: Is this OK, how much water is OK? Builders say that's no problem, my basement/crawlspace guys says no way, no wetness is acceptable. I realize that the big factors are erosion and humidity in the crawl. What level of concern should I convey to the customer...who is a friend by the way so I have some latitude on discussing it with them.
Thanks in advance for any advice/comments.
Mark 
Originally Posted By: sramos This post was automatically imported from our archived forum.
Mark-
A wet crawl can only lead to problems. Counsel your clients that wet crawls lead to wood rot, wet foundation wall, ect. Refer them to a specialist that can help them identify the source of the excess moisture and implement a plan to prevent it from wetting in the future. If moisture is diverted away from the structure the existing dampness will dry up provided there is adequate ventilation.
If this is one of the houses that will have a continual problem because of a low lot situation or a spring under the home you may wish to refer them a specialist that can install an encapsulation system like the one this company installs: www.cleancrawlspace.com
Good luck.
-- Steven Ramos
EnviroVue Home Inspection
866-541-2883
Originally Posted By: rcloyd This post was automatically imported from our archived forum.
Mark:
Steven is right. Excessive moisture in the crawl space will cause problems down the road. You can use a moisture meter to check the mositure levels of the building components in the crawl space. Any moisture level in the building materials above 16 per cent is something to be concerned about.