How bad is moisture in a crawlspace after a rain?

Question

Hello,

I crawled through the crawlspace in a house I am preparing to rent yesterday and found the earth was damp where water has come in from the vents during a recent heavy rain.

There are no rain gutters on the house, so I am wondering if this would be enough to fix the issue and how much of an issue this really is.

There is no mold, no evidence of standing water or signs of real damage.

Jim Viens · Answer

I don't know that I'd get too worried about that little bit of moisture. Crawlspaces aren't airtight so that's to be expected...especially after heavy rain. That's what the vents are for is to allow air to pass through and dry out the moisture to keep mold from forming. What I would be concerned about is the lack of rain gutters. This could cause problems down the road with soil erosion near the foundation and that would be bad. It also can be uncomfortable during a downpour as you'd have to walk through a waterfall to get in or out of the house. :)

Randy E. · Answer

LOL back at you. I just spent an hour today cleaning out the crawlspace of a house that had three trash bags of stuff under it. I had planned to have someone else do it, but as it turned out, I was there today and no one else was, so I just went under and did it. Fortunately, there was no moisture (even though we've had rain for two days) but I got dirty enough. First thing I did when I got back home was take a shower. Next thing will be to have a beer.EDITED: OOPS, DIDN'T REALIZE THIS WAS AN OLD POST.

Gary Aye · Answer

1st. and formost, have a good gutter system installed and proper drainage away from the home. Make sure that the dirt at the foundation allows for drainage away from the home and not pools around the house.Vented dirt or rock crawl spaces are huge energy wasters. In the winter, freezing cold air can enter into your home, making your floors and air in your home cold which will cost you more in higher heating costs. I have learned that crawlspace vents are not the way to go. Even Though (crawl space vents) are still a code requirement in most areas, I don't believe they are the way to go. I have begun to encapsulate my crawl spaces and close off the vents. Additionally the installation of a sump pump and dehumidifier are well worth the investment. The dehumidifier will get rid of the moisture in the air in your crawl space and the sump pump will discharge the water to the outside or a drain location and with that you get rid of any possable mold. The Cleanspace system is awesome but if you can't afford there services, the steps used and or even the use of 6 mil plastic will help a lot in combating the problem of a moisture laden crawl space. Most importantly, stop the water penetration where ever possible.BEST REGARDS;Gary J. AyePresidentO.P.M. Invested Inc. dba: 1-A Carpenter & Painter /Remodeling Specialist Trustee: O.P.M. land Trust #1Belleville, Illinois Office618-779-0924 Punta Gorda, Fl Contact #:941-870-2900 or 941-227-6761

Gualter Amarelo · Answer

@Randy E. Ha ha great job man, you deserve that beer!!

Brian Corbett · Answer

In my opinion, any moisture in a structure is something that should be fixed. I am also of the opinion that a crawl space should be a conditioned space, meaning no insulation in the floor and good insulation around the perimeter, preferably on the outside of the structure so that the structure will stay conditioned, and dry. I just bought a duplex which has crawl space vents AND also has ventilation from the hvac ducts.( meaning my conditioned air goes right outside!) It also has nasty fiberglass bats (nasty because they are wet) and a worn out vapor barrier. I am in the process of fixing this by replacing the vapor barrier with new plastic sheathing, replacing the fiberglass with foam boards, and air sealing the entire crawl including the exterior vents, and creating an air tight and insulated entrance door. I am also putting a sump in as well as an interior perimeter drain to deal with the water as well as buying dirt and correcting the poor grading, and fixing the gutters. Not being an expert I do worry that by making it so tight I might end up with mold problems, but I think the idea makes real good sense, make the crawl conditioned just like the living space, and there shouldn't be any moisture issues. This is a live in duplex for me so I will be able to monitor the situation closely. Also this will make the floor much more comfortable as it will be in the conditioned space. (I have no insulation in the floor joists). I will let you know how things end up.

Mark Langdon · Answer

You must gave gutters installed. That's the right thing to do. Then monitor it and if it's just as bad you can install plastic over the dirt floor and install a French drain around the perimeter inside the crawl space. That worked for a rental I had.

Michael Jobe · Answer

Hey @Toben B. are you preparing to lease this property to someone else or are you actually renting it yourself to occupy? Regardless, the place needs some gutters on it. It will cost less to install gutters now than it will to repair the foundation later.

Ralph Soles · Answer

@Toben B. Welcome to BP. There is two ways of looking at this problem. one you have to ask yourself how old is the roof? Two you have to ask your self if there is any thing attached on the roof that could cause a leak? The problem is this, if the roof is too old or has trees around it. Over time the roof dry's out, and all the singles start to separate. It all depends on the material that was installed on the roof. believe it or not, I have seen a leak travel above and/or below the roof. so you think it coming from one area it is really coming from another. The attachments are the same way. most people think it is the gutters that is causing the problem ( because they want an easy fix). but in reality what you are describing is the sign of a beginning roof repair or replacement job. PS do get professionals to take a look at it and give you 3 different estimates. They can tell you what the problem is by looking at it. To tell you the truth roofs are tricky some times. This will send you in the right direction. Wish you all the best

Colin Downey · Answer

Hello, I just signed up to this site, I was directed here from Bogleheads.org. I am a landlord in Southern New Jersey and have a lot of experience with rental properties, in particular, old homes. I think I could help you with your situation. Let me first say, I am not an expert, but I do have a lot of experience. I'm assuming that you are the landlord and not the renter. If you happen to be the renter, maybe you could pass this info along to owner. No rain gutters is a huge issue. Water that is allowed to pool around foundation can cause huge amounts of damage over time. If you live in a desert area, maybe this isn't a big deal, but if you live in an area that gets even average amounts of rain, it can cost you big bucks down the road. If done yourself, installing the gutters, downspouts, corrugated pipe, pop-up emitters, etc.... it would probably cost about $1000-$1,500, this all depends on size of house. If you are absolutely positive that the water came from the crawlspace vents, there is an even easier fix. Install a crawlspace well or window well/ventcover, depending on size of vent. They cost only about $20-$40 at Home Depot/Lowe's. I use metal ones on all of my properties, but plastic are available. If crawlspace is not encapsulated, make sure you do not buy the ones that completely cover the vent. You will still need the air flow through the crawlspace. There is a lot more I could tell about encapsulation, and waterproofing but a lot of that depends on your climate. I'm also assuming the crawl in question is dirt. If so, you may want to consider installing a vapor barrier, but this could get a little pricey. You can Google or Youtube how to correctly install a vapor barrier, but DO NOT SECURE THE VAPOR BARRIER DIRECTLY ON TO YOUR SILL PLATE OR JOISTS. This is an invitation for termites to destroy your house. Feel free to follow up if you have any questions.

Gualter Amarelo · Answer

Jim is right. Get a gutter repair guy out to the house and get a quote. Then tell the sellers you either want gutters put on the house or for them to drop the price whatever the contractor quoted you. If it's not a huge expense and you've really haggled with these guys already then just pay it out of pocket. It's a small expenses to be able to crawl on dry dirt!P.S. I hate running wires through crawls spaces no matter what the condition of the ground, LOL