Crawl Space Repairs in Prince George, VA

Challenge

This Prince George, VA homeowner originally contacted The Drying Co./ThermalTec for a drainage system to be installed as well as to discuss encapsulating the entire crawl space. However, when a Home Performance Advisor was sent out to inspect the crawl space and offer a quote, we soon realized just how big the actual problem was.

Many of the floor joists and girders were rotting through and covered in mold and mildew. Mold will grow on any organic material if the relative humidity is high enough and can cause damage to the structure of a home and irritate anyone with asthma and allergies. Many of the floor joists were also wet, suggesting there was a serious moisture problem within the crawl space.

The standard flimsy 6-mil vapor barrier installed during construction was ripped apart and in bunches, exposing the crawl space to the earth’s moisture. Open vents in the foundation walls also allow air and vapor to infiltrate, adding to the overall relative humidity.

The high levels of moisture within the crawl space caused the fiberglass insulation in the floor joists to sag and fall to the ground, adding to the overall debris. Water droplets pull apart the tiny fibers of the insulation and cause it to be too heavy for the floor joists to hold. The amount of moisture in the crawl space was causing mayhem for this homeowner. 

Solution

Once the home was inspected and we determined what could be done to help this homeowner and their crawl space, we sent out some of our experienced installers to begin the first of many projects to restore it and make it a healthy and controlled environment.

First, we removed the existing vapor barrier and debris, all the fallen fiberglass bats, dead creatures and critters, and trash from the crawl space. Once the crawl space is cleared, we applied Mold-X2 Stain Remover and Mold Killer to the floor joists. Mold-X2 Cleaner effectively eliminates mold and mildew stains on contact. The Mold X-2 Botanical is a plant-based disinfectant that helps prevent mold from growing back. These game-changing mold removers will help keep the organic materials of the crawl space clean and looking like new.

Next, we sistered several floor joists that had been damaged by the excess moisture. Sistering is when we install additional joists of the same dimension to existing floor joists to “beef” them up and add additional support. The reason we use this method instead of simply removing the old, damaged floor joist is that the subfloor above, as well as any wiring and plumbing, are secured to the old joists, making it nearly impossible to remove.

Finally, we removed old girders and replaced them with new, treated girders. The girders support the subfloor and sit between the crawl space piers below and the floor joists above. The purpose of these supports is to prevent the house from sagging or bouncing. Girders are the chief horizontal supports of a structure, stabilizing the floor joists in a crawl space. Many of these repairs and projects are crucial before we can begin treating the crawl space.

The homeowners decided to complete the project in stages, so with the first, crucial stage of protecting the foundation completed, the homeowners will take a break before beginning the next phase of the project.  The next steps they will take to prevent new problems in the crawl space would be to fully encapsulate it.

The first stage of these next measures would be to install a CleanSpace vapor barrier over the crawl space floor to seal the home off from the earth’s moisture. This liner is made of a 20-mil 7-ply sandwich of high and low-density polyethylene with polyester-cord reinforcement and treated with an antimicrobial finish that protects against mold and mildew. The vapor barrier is extremely durable and gives the crawl space a clean aesthetic look.

Then the foundation walls will need to be insulated with either closed-cell spray foam or Foamax foamboard. Foamax is an advanced polyisocyanurate foam insulation panel designed with a white foil finish on the front and a foil vapor barrier on the back. The porous foundation walls will be sealed and will no longer allow moisture and outside air to intrude into the crawl space. Next, we would cover any open vents with a precisely cut Foamax board and seal it with either vinyl tape or closed-cell spray foam. Now that we’ve got the crawl space encapsulated from outside influence, it’s time to control the relative humidity.

The final objective would be to add a SaniDry Sedona dehumidifier. This high-performance dehumidifier/filtration system is perfect at controlling the relative humidity in any damp environment as well as reducing musty odors and preventing mold growth. The Sedona pulls moisture from the crawl space air, pumping the water our through a drain line. The Sedona will cut on if the relative humidity reaches 55%, and the homeowners are given a hygrometer to monitor that percentage. The home will then be much more energy-efficient and comfortable. We offer routine maintenance and check-ups from our experienced production crew to ensure that the equipment is functioning correctly, and the crawl space remains sealed and protected. 

If you have cold floors during the winter or mold growing in the crawl space during the warmer seasons, then you may want to consider an encapsulation. Give us a call at The Drying Co./ThermalTec for a free estimate from one of our many professional Home Advisors. With 25 years in the industry and experienced staff, we are guaranteed to offer a solution to any of your crawl space problems!