Crawl Space Foundation Inspections in Georgia and South Carolina
A crawlspace is one of those critical areas of our house, which can either make our lives better or more miserable. It is ugly, dirty, often wet, sometimes flooded, and most of the time – full of surprises. But as with any other structure, long-term performance of a crawl space foundation requires a regular inspection and maintenance. If there is any significant sloping, instability, squeeking, doors that cannot be closed, or walls are showing significant fractures – the corresponding area in the crawl space will be located to pinpoint the possible problem. Depending on the hight and size of your crawl space, our inspection fee start at $75 which will be deducted from the price of
the repairs. Contact us if your experiencing foundation problems, or want to schedule an inspection in Georgia or South Carolina.
There are many other things we look for and find during a crawl space foundation inspection. Above are eleven area's that are more likely to effects the long term performance and structural integrity of your foundation.. For more information on crawl space foundations, estimates, or repairs go to www.foundationmaster.com or remodeling - www.savannahremodel.com/termite.html.
Depending on your house age and design, there will be different types of beams and structural framing supports installed in your crawlspace. Some types of supports are much more vulnerable to various conditions than the others. The most typical is a beam made out of wood, usually located under the center section of the crawlspace or along the perimeter of the foundation. The beam (no less than a 4"x4") is supported along it's length with piers (typically every 4' or more) that should be resting on concrete footings. Depending on the wood type, the way they are constructed (sometimes not the correct dimention), or the spacing of the support piers - cracking, sagging, water, or termite damage may occur which requires them to be replaced.
4. Beams, Rim Joist, and Structure Framing Inspection
1. Cracked Foundation Wall/ Possible Structural Problem Inspection
Generally speaking, cracks that are less than 1/4″ open are not commonly regarded as being structurally significant. However, if you’re noticing displacement on both sides of the crack, significant separation, distortion, uneven sagging /sinking of the foundation section, buckling, horizontal cracks – call us to get an inspection and estimate. Some of those problems may not be noticeable on the exterior for a long time, but can be identified with periodic inspections.
What causes them: 1-the water table, 2-negative drainage around the house (soil / landscaping sloped towards the house instead of away from it), 3- the top of the foundation below the soil level, 4- a malfunctioning or missing drainage system.
Selling your house with such a condition could be a challenge, because standing water or even high moisture level causes wood rot, attract insects, pests, contribute to differential settling of the structure, and facilitate the growth of a variety of molds that can eventually promote unhealthy conditions. The solutions aren’t cheap, but if you are trying to sell your property, fixing it might be your only option. We'll inspect the problem, assuming that your willing to correct it. If you’ve never had a crawlspace inspection but there’s a musty odor in your house (home owners often get used to it, so ask your visitors), or sometimes you might notice hardwood floor deformation – this might be a sign that your crawlspace needs help.
2. Drainage Problems / Flooding Crawlspace Inspection
We inspect include around tubs, toilets and showers for moisture damage. The wood around the toilet pipe is prone to have moisture damage because the wax seal at the toilets go bad. Another hotspot are shower pans especially if they are tiled. Shower pans leak after a few years and eventually causes foundation damage.
3. Crawlspace Plumbing Component Inspection
The hose or drain on the washing machine can develop a leak and the owner may not know it for years. We also follow each accessible / visible pipe, and look for leaks. Depending on your crawlspace floor finish, we should be able to find leakage stains or discoloration directly under the problematic area. Two other areas that are prone to get moisture damaged but are often forgotten are the area under a refrigerator with an icemaker and the area under the laundry. The icemaker hoses are very prone to leak and cause damage to the subfloor or joist.
If they are properly centered under the beam with a proper footing, there’s rarely any problems. However, you should check the space between the top of the pier and beam. The pier is usually slightly shorter to accommodate some type of a spacer / shim that allows for proper leveling of the main beam. But, creativity of the builder and sometimes other conditions cause that little piece of something to crumble, fall apart, or disintegrate, which might be causing your floor to go out of level and causing several other problems throughout your house.
6. Concrete /Cinder Block Pier and Stem Wall Inspection
Bricks - are strong in compressive strength, but weak in tensile strength, they are also quite porous which makes them easily degraded by moisture and minerals that are drawn from the soil which weaken their structure. Also, if it’s an older house, they might have been jointed with sand-lime mortar mix that deteriorates more rapidly than most modern concrete mixes. Therefore, we look for missing, delaminating bricks, usually along the base of the pier. There might be some crushed ones at the top, and if the damage is severe, beam support is compromised and repairs will be necessary.
Joists carry the weight of walls, furniture, people, appliances and anything else placed on the flooring they support. Usually wooden floor joists are 2"x8", 2"x10" or 2"x12" timbers --- their size depends on the length, the amount of "load" they're designed to carry,and the local building codes that were in effect when the house was constructed. Depending on the age
of your house, the joist may be the wrong size causing your foundation to eventually sag.
5. Floor Joist and Foundation Framing inspection
When inspecting a foundation it's important to be sure the joist are still intact. If only a few joists are damaged primarily at the bottom, they can be repaired using a process known as "sistering" where a new joist can laid beside the old one and fastened to it. Floor joist under the bathrooms are often in poor shape, and not always because of water leaks or moisture – but because whoever worked on the plumbing system didn’t care much about framing, and sliced it or drilled it whenever it was convenient.
We want to check for pests. Early detection of a structural pest infestation in your crawlspace may have a huge impact on the structure of your property and your wallet. The most common pest in this area is probably Subterranean Termites. Because they emerge from under the ground, a typical sign of infestation in the crawlspace area (and anywhere else around the house) would be a mud tube attached to the foundation wall, floor framing, piers, or any other foundation surface. Another hot spot for termites is adjacent to any dirt filled porch or the wood adjacent to the garage.
7. Crawlspace Pest Infestation Inspection
However, if you don’t know what is happening under your floor and by the time somebody tells you about it - structural damage and foundation repair cost may be significantly larger than detecting it sooner. Moisture is what attracts all of those critters, and if you could control that, chances of getting your structure infested are minimized. If pest damage damage is confirmed, we recomend having it further evaluated and treated by a professional if necessary - all effected structural members should be properly repaired by a qualified foundation specialist.
Mold, as many other problems described in previous sections of the crawlspace inspection tutorial, is strictly related to moisture presence. Because it grows on pretty much anything, and often takes different shapes and colors, you can expect to find it on every surface of crawlspace components. So check it all, and pay special attention to areas along the foundation and under the bathrooms, kitchens, utility rooms containing water heaters, furnaces, and /or washers – any place that water leakage / moisture penetration might occur.
If you have a chronic moisture problem, maybe related to poor drainage around the house or a high water table (level of ground waters), the mold might appear on the crawlspace floor, walls,supporting columns and entire framing. If you notice discoloration or an unusual substance / residue on any of the surfaces, have it tested by a professional. Unfortunately this is the way to find out what it is and if it is toxic.
8. Mold Growth Inspection
Depending on the type of crawlspace you have under the house you might have insulation installed or not. If it’s there, and if it is a blanket type with a paper facing (also called “batt” insulation) installed on the crawlspace ceiling. Remember that the paper (moisture barrier) has to be facing the warm side of the house.
You might also have: the spray-on type of insulation on the foundation walls, Styrofoam sheets, aluminum foil faced blankets (this one conducts electricity, so be careful if it is in contact with
electrical components in your crawlspace), or some other materials – secure them if they fall off or separate from the surface they were attached to.
9.Crawl Space Insulation Inspection
Without ventilation there will be growth of molds, spores, bacteria, higher levels of chemical vapors (termiticides), radon, all of which migrate into the home. The 2003 International Residential Code, states, "The underfloor space between the bottom of the floor joists and the earth under any building shall be provided with ventilation openings through foundation walls or exterior walls. The minimum net area of ventilation openings shall not be less than 1 square foot for each 150 square feet of underfloor space area. Ventilating opening shall be within 3 feet of each corner of building."
10.Crawl Space Ventilation Inspection
Water can enter into your crawl space in three different ways: through the earth (or concrete) around your home, from a plumbing leak, or through the air entering your crawl space vents. Whether this moisture enters as humidity or as an all-out leak, a wet crawl space means a headache for you. Moisture collects in anything organic - including wood floorboards, support beams, and some types of crawl space insulation. As the wood swells and warps with moisture, there are nasty results: mold, rot, mildew, bacteria, and dust mites.
What you have beneath your house is no longer a crawl space. It's a habitat. The area is filled with humidity, mold spores, and dust mites. All too soon, mice, rats, snakes, and vermin will take up residence- living and dying in the dark, wet area beneath your home. And there's nothing more attractive to a termite colony looking for a new place to live than all that damp, rotting wood!
11.Crawl Space Vapor (Moisture) Barrier Inspection
The end result with a one or two-day vapor barrier installation is that your dark, dank, unhealthy crawl space habitat is transformed into a clean, dry, usable space that no longer encourages odors, pests, dust mites, or mold. You save money on your energy bills and the wood structures in your crawl space will not quickly rot and need replacement. Your home becomes a healthier, happier place to be.
So, what can go wrong with your Foundation? You might have all, some, or none of the following:
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Pier & Beam Foundation Repairs in Macon, Charleston, SC and Savannah, Ga Joist Repair in Macon, Charleston, SC and Savannah, Ga
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