Crawl space
Crawl space repair in Roswell
Repair means dealing with damage that is already there: water on the ground, insulation on the ground, wood that has been wet too long. It starts with finding out how the water gets in.
You talk with an independent local waterproofing company. Roswell Crawl Space is a referral service and does none of the work itself.
Five ways water reaches a crawl space
The fix follows the source. Before paying for anything, you should be able to point at one or more of these and say: that one is mine.
- A downspout that stops at the wall. Roof water lands beside the foundation and soaks straight down.
- A yard that tilts toward the house. Surface runoff collects against the wall instead of leaving.
- Seepage through block or under the footing. Saturated soil passes water into the crawl space, usually after long rain.
- A plumbing leak. A drip from a supply or drain line wets the same spot in any weather.
- Low spots in the floor. Whatever the source, water ends up here and stays.
A check you can do after the next rain
Go and look within a few hours of a heavy shower, then again two days later. Water that appears fast and near one wall usually comes from the surface on that side. Water that turns up a day late, or wells up in the middle, has come through the ground. A patch that is wet in dry weather is plumbing, and that is a plumber's job before anyone else's.
Take photos each time. They are worth more to an inspector than a description.
Getting it out
Draining a crawl space that takes on water
When outside corrections are not enough, the water is collected inside and pumped away. This is often done just before encapsulation, with the liner laid over the trench.
- Trench drain. A shallow trench along the inside of the footing holds perforated pipe bedded in stone.
- Basin. The pipe falls toward a basin set into the low end of the floor.
- Pump and discharge. A sump pump lifts the water up and out through the wall.
- Outlet. The discharge ends well away from the foundation, on ground that carries it off.
Insulation, wood and what can wait
Fallen insulation. Wet fiberglass does not recover. It is bagged and removed. What replaces it depends on the plan for the space: new batts if the crawl space stays vented, foam board on the walls if it is being sealed.
Damp wood. An inspector should measure the moisture in the joists with a meter and tell you the readings. Wood that is merely damp can dry in place once the source is gone. Wood that is soft when probed has to be reinforced or replaced.
Sagging beams and sinking piers. Some waterproofing companies do light framing repair. Others hand it to a foundation or framing contractor. Ask which applies, because structural work is a different trade with its own pricing.
Mold on framing. Cleaning it without drying the space buys a few months. Expect the company to tie any treatment to a fix for the humidity.
Ask before you agree to repairs
- Which of the water sources did you find, and what did you see that tells you so?
- What were the wood moisture readings, and where were they taken?
- Which items on this proposal stop water, and which only clean up after it?
- If a pump is included, where does the discharge pipe end?
- Is any of this structural work, and will your own people do it?
- What should I fix outside first, such as gutters or downspouts, that might shrink this job?
Crawl space repair questions
Is a little water under the house normal?
Damp soil is common. Water that pools, leaves a tide mark on the walls or keeps the wood wet is not something to live with.
Should the insulation go back between the joists?
Only if the crawl space will stay vented and dry. In a sealed crawl space the insulation moves to the walls.
Do I need repair or encapsulation?
Often both, in that order. Repair removes the water and the ruined material. Encapsulation keeps the space dry afterwards.
The water only shows up after big storms. Can it wait?
Wood dries between storms at first. Each soaking leaves it a little wetter for a little longer. Photos with dates will show you and an inspector whether it is getting worse.