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| Home Inspectors Dread Crawlspace Mold, But There's a Simple Solution | October 30, 2009, 3:36 pm | visits: 0 | wordcount: 523
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By David Haigh
Your home inspector dreads seeing mold in your home just as much as you do. That's because detection and prevention of mold in a home presents challenges for everyone. Mold causes various health problems and its ongoing presence could even lead to lawsuits. No one wants any of that.
When it comes to mold, your home's crawlspace is one of the worst offenders, but there's a simple, relatively inexpensive solution known as a moisture barrier to keep that space dry that can make a big difference. The concept may not sound logical at first, but you'll soon see how it makes sense.
First, it's important to understand that there has to be a certain amount of ventilation around the foundation of a home to allow moisture to evaporate. Unfortunately, the outside air is often too moist to let the crawlspace dry out. Moisture comes in, rather than going out as it was meant to. Condensation in the crawlspace can be prevented by sealing it out with a moisture barrier, sometimes called a vapor barrier.
Ideally every crawlspace should have a moisture barrier. Your home especially needs one if the home inspector finds signs that water intrusion is a chronic problem or has mold appearing on several wooden structures.
Believe it or not, the moisture barrier is nothing more than plastic sheeting laid over 100% of the crawlspace floor. There should be no gaps. Plastic should be at least 6 mils thick to last over time, and sections should overlap by a foot. It's not necessary to fasten or anchor the plastic with rocks or gravel, since there shouldn't be any breezes or foot traffic to move the plastic. Clear plastic lets you see how the barrier is functioning and detect termites or other problems.
Here's how a moisture barrier works. It reduces the relative humidity in the crawlspace, and that reduces the potential for organic growths like molds and rot. Water vapor from the ground evaporates, causing the humidity level in the crawlspace to go up. Mold grows when the humidity level stays around 60%. The goal is to reduce that humidity level to 30-40%.
Also, differences in temperature cause condensation. Water droplets form on surfaces, such as concrete or wood. Think of how water droplets form on a glass of iced tea in the summer. When enough moisture collects on surfaces such as wood, mold readily grows as a result.
The moisture barrier collects those water droplets that would otherwise form on wood or concrete. Water collects on the underside of the barrier and will go back into the soil. As a result, the condensation problem is minimized, and the humidity level stays lower. This will cut down on mold growth.
It's important to note that a moisture barrier is ineffective against problems with standing water. It's only good at keeping water vapor from coming up through the ground and condensing on crawlspace surfaces. However, a moisture barrier can be combined with a sump pump to reduce standing water and humidity.
For the long term health of your home and those who live there, add a moisture barrier to the crawlspace. It's amazing what a difference a simple solution can make.
You've carefully selected the home you're buying. Make sure you're as careful when selecting your home inspector. Don't get stuck paying for repairs missed by a quick home inspection. Author David Haigh is a professional home inspector in NJ. Click now to view a free sample report of a New Jersey home inspection.
Source:www.isnare.com | |
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