Crawl Space Inspection

Crawl space must have a vapor barrier over the soil. Ground should be dry. No standing water. Grading outside must direct water away.

1. Check for vapor barrier covering the entire soil surface — minimum 6-mil polyethylene

2. Verify vapor barrier overlaps at seams (minimum 6") and extends up foundation walls

3. Look for standing water or wet soil (indicates drainage problem)

4. Check exterior grading — must slope away from the crawl space

5. Verify gutters and downspouts direct water away from the crawl space area

6. Check for moisture on floor joists and subfloor (use moisture meter if available)

7. Look for mold, mildew, or fungal growth on wood surfaces

8. If encapsulated (sealed) crawl space: verify dehumidifier or conditioned air supply is functioning

- No vapor barrier (moisture evaporates from soil into crawl space — rot and mold)

- Standing water (major drainage failure)

- Exterior grade slopes toward crawl space

- Downspouts dump water near crawl space

- Mold on floor joists and subfloor

- Encapsulated crawl space without dehumidifier

Crawl space must be either ventilated (1 sq ft vent per 150 sq ft) or encapsulated (sealed with dehumidifier or conditioned air).

1. Determine type: vented or encapsulated (sealed)

2. For vented: check foundation vents — should be open and unblocked (1 sq ft per 150 sq ft of crawl space)

3. For vented: verify cross-ventilation (vents on opposite sides)

4. For encapsulated: verify all vents are sealed

5. For encapsulated: check dehumidifier or conditioned air supply

6. For encapsulated: verify wall insulation (R-10 minimum on foundation walls)

7. Check for proper access — must have at least one access opening (18" x 24" minimum)

8. Verify adequate clearance — minimum 18" to bottom of joists

- Vents blocked by debris, insulation, or landscaping

- Insufficient number of vents for space size

- Encapsulated space without dehumidification (moisture builds up)

- Mixed approach (some vents open, some sealed)

- No access opening

- Insufficient clearance for inspection and maintenance

Check floor joists, beams, posts, and sill plates for damage. Look for pest activity (termites, rodents, insects).

1. Check floor joists for sagging, cracking, or rot

2. Verify support beams and posts are in good condition and properly connected

3. Check sill plate (where framing meets foundation) for rot or insect damage

4. Look for termite tubes on foundation walls (mud tunnels from ground to wood)

5. Check for rodent droppings, nesting material, or chew marks

6. Verify wood-to-soil clearance — minimum 8" between wood and soil

7. Check for improper modifications (cut joists, notches, holes for pipes)

8. Inspect pipe and duct supports — should not be resting on soil

- Termite tubes on foundation (active infestation)

- Wood in direct contact with soil (invites termites)

- Rotted sill plate or joists from moisture

- Sagging joists from overload or damage

- Rodent infestation (droppings, damage to insulation and wiring)

- Cut or notched joists for plumbing (structural weakening)