There are several varieties of methods and techniques used by designers and contractors in building the American home and one of these techniques involve the use of crawl spaces. Although this section of the home is not considered part of the living areas, crawl spaces can be used as an alternative to basements as a storage space for seldom-used items.
However, a homeowner should observe extra caution when using crawl spaces as a storage area particularly if the construction of the crawl space is such that moisture from the exposed dirt, seepages from the concrete and humidity from air vents results in the proliferation of mold and mildew. These microorganisms can attack anything organic that is left inside the crawl space, which includes carton boxes, paper materials, wood and even insulation.
As crawl spaces continue to deteriorate and left unattended, mold and mildew will cause further rot and decay and eventually start to invite rodents, termites and even reptiles. Aside from the imminent danger in the foundation and structural integrity of the house, contaminated air from crawl spaces can circulate inside the home, affect all living areas, and put all inhabitants at health and safety risks.
Before the homeowner even decide to use crawl spaces for storage purposes, he or she should know the important considerations on what conditions their crawl spaces should be and what things they need to prepare before they can safely use their crawl spaces for storage use.
The Purpose of a Crawl Space
Although many homes have crawlspaces, not every homeowner actually understands what crawl spaces are used for and why they have become an intrinsic part of the house. In the strictest sense, a crawl space is simply a replacement or alternative for a basement for homes without one or if the house was not built on a solid rock or concrete slab. The space, which can be as small as a foot, allows air to circulate through the home and the area is used as maintenance access for plumbing and electrical facilities and substructures. On some homes without basements, the structure have higher foundations allowing for a bigger crawl space with enough room for use as an alternative storage area.
How were Crawl Spaces Built?
When older homes were first built, there were still no considerations for centralized air conditioning, although this is one of the standards in today's modern homes. These old homes were cooled simply by putting fans on the window structures and installing ductwork on crawl spaces to allow cooler air to circulate from the ducts and into the living areas of the home. Aside from this, the crawl spaces were also vented into the outside allowing fresh air to go in.
This form of construction became a standard in the industry and it was later thought of as an ideal design to prevent crawl spaces from accumulating moisture and keeping these areas clean and dry. However, homeowners still encountered mold and mildew problems, as well as termites, pests and eventually rot and decay within the structure and foundations. Misunderstanding the root cause of the problem, homeowners simply increased the ventilation further in an attempt to remedy the problem.
In modern home construction, it is now understood that venting would not keep crawl spaces free from moisture and was actually aggravating it. When air enters the crawl space through these vents, they immediately cools down when they come into contact with the cold air in the ducts. This cooling down will reach the dew point and condensation eventually starts to occur. Condensation and moisture on the surfaces within the structure now makes it an ideal breeding ground for mold, mildew and other microorganisms.
Typical Mistakes in Building and Using Crawl Spaces
Aside from the issue on venting on crawl spaces and the effect it has on condensation and moisture, crawl spaces built on dirt are more susceptible to moisture from the soil and from the water the flows into the crawl spaces. This type of construction is a sure sign of imminent disaster as high humidity levels from the crawl spaces makes it an ideal environment for mold, which can spread throughout the house and living areas.
Aside from that, rot and decay would most likely occur and cause serious structural damage to the flooring and foundation of the home, which can be further aggravated by the following mistakes that homeowners in this situation often commit:
* Using damp crawl spaces as storage areas
* Using the crawl spaces as venting location for a clothes dryer
* Drawing air from crawl spaces after installing ventilation and heating equipment
* No existing moisture barrier in the crawl spaces
* Lack or improper installation of proper insulation inside the crawl spaces
* Uncontrolled humidity levels and the unchecked presence of molds, musty odors, mildewed carpets, rust, peeling paint and damp concrete and sheetrock
* Lack of action when buckling or cupping condition on the floors have occurred
Some homeowners try to remediate the moisture from a vented crawl space by using a standard polyethylene vapor barrier laid out on the crawl space floor. However, these plastic sheets are ineffective in stopping moisture seeping into the walls and these materials can degrade and tear easily.
Problems Associated with Crawl Spaces
The following are some of the problems and issues and other health and economic implications associated with moisture accumulation in crawl spaces.
* Mold and other Fungi: the moist and dark conditions of crawl spaces make it susceptible to mold and similar microorganisms. Allergies and other health risks have been associated with mold, which can put all inhabitant of the home in serious danger.
* Rotting wood: similar to mold and fungi, other microorganisms can cause wood rot, particularly on floor joists, sub floors, timbers and other wooden foundations on the home. This can cost the homeowners thousands of dollars in repair or replacement expenses.
* Damage to other belongings: items stored in the crawl space are in danger of damage and deterioration, particularly if these are organic in nature. Some of these damaged materials could not be fully restored and should be discarded.
* Higher Energy Costs: Vented crawl spaces can increase relative humidity in the home by allowing cold air in during the cold season and hot air during summer, which makes your heating and air conditioning equipment work double time to compensate. This eventually results to higher energy bills.
* Accumulation of Standing Water: Seepages through the walls and dirt crawl spaces causes standing water to accumulate, resulting to foul odors, proliferation of pests, and susceptibility to disease-carrying microbes.
* Ants, Termites and other Pests: Poor conditions in crawl spaces invite pests like carpenter ants and termites as well as other pests like snakes and reptiles.
Converting Crawl Spaces into Safe Storage Areas
Previously, homeowners of houses built on dirt crawl space, which encountered moisture and other related problems would try to remediate the problem by pouring concrete into the crawl space floor. This is difficult and expensive particularly if the home is already sitting on top of the crawl space. However, such actions can only form a barrier for moisture from the flooring but do not address the issue of seepages from the walls. The following is a step-by-step procedure on how to remediate the moisture problem in crawl spaces and safely convert the area into a storage space.
* Before any remedial work is started, all organic debris from the crawl spaces should be completely removed. This includes wood scraps, paper and cardboard.
* Standing water should be removed through water damage removal and restoration methods. If there are additional drainage and water supply problems that are causing the standing water, these should be fixed first.
* Sagging floors from the moisture problem should be replaced or propped up. Jacks are available to prop sagging beams and floors and these can be later adjusted in the future if settling recurs.
* Use an advanced plastic liner and permanently install this over the floors and walls of the crawl space. Ordinary vapor barriers are only 6 mils thick so choose a multi-layered polyethylene liner that is at least 20 mils thick and reinforced with polyester for added durability. The material should be water proof, anti-bacterial, resistant to fire and sturdy enough to resists punctures.
* The liner material is an adhesive strip and this could be laid out flat on the crawl space floor and walls. The liner should be properly caulked and sealed when placed around pipes, beams and other protrusions.
* The exterior vent should be covered and sealed completely from the outside to prevent the increase of relative humidity and prevent condensation around HVAC ducts and water pipes.
As a final precautionary installation, purchase and install a humidity sensor or an inexpensive weather station to monitor the humidity levels of your crawl space. Humidity can be controlled further through the use of an efficient dehumidifier with a discharge sump pump located away from the home. This ensures that the humidity in your crawl space remains in optimum levels, making it a safe and ideal location for your storage needs.
