Crawl Space Assessments

Although commonly incorporated into Lowcountry residential construction, moisture problems are common in naturally vented crawl spaces.  Excessive moisture in the crawl space is responsible for mold and decay, results in cupped hardwood floors, invites termite activity and is a major contributor to poor indoor air quality.  If air conditioning ducts are located in the crawl space, health effects are amplified as mold, moisture and other crawl space contaminants are readily drawn into the living space.  Unfortunately, many of the common methods used to address crawl space moisture, such as increasing ventilation by adding vents or installing fans, can and usually do make the situation worse.  Excessive crawl space moisture needs to be properly diagnosed and realistically addressed.

If excessive moisture has been discovered in your crawl space or you believe excessive moisture has resulted in one of the items mentioned above, Air Plus can help by providing you with a professional evaluation.  Since input from the owner is crucial, we will start by conducting an interview to discuss the history of the situation and other pertinent information such as operating conditions within the home.  We will then perform an investigation to determine the source or sources of excessive moisture and develop a strategy to effectively manage those sources.  If corrective measures are required, Air Plus is available to install necessary systems and equipment, providing you with a turnkey moisture reduction solution. Call us today at (843) 225-6265 to find out how we can help.

 

Location: Castle Pinckney Drive, James Island, SC

These pictures were taken in a crawl space on James Island.  There was an effective vapor barrier in place, but two fans had been installed and were constantly moving moisture-laden air over the cold floor, thereby increasing the amount of condensation forming on the floor joists and resulting in fungal activity.  In addition to wood destroying fungus that will ultimately result in structural damage, black mold was visible at numerous air conditioning duct penetrations.

Location: Lyttleton Street, Byrnes Downs, Charleston, SC

These photos were taken in the same crawl space.  The top two show that the floor sytem original to the house is rotting away.  Two years ago, the new joists seen in the bottom right photo were installed but nothing was done to address the moisture problem.   The new joists are covered with condensation - its only a matter of time before these joists look like the ones they replaced.

Location: Cherokee Rose, Dunes West, Mt. Pleasant

This crawl space isn't even a year old and the joists are already covered with fungi.  This one was caught early enough to correct the situation before major damage or health issues evolved.

Location: Berkeley Drive, Moncks Corner

This Moncks Corner home was purchased from the owner's parents two years before these pictures were taken.  The parents never experienced problems, but when the son moved in and lowered the thermostat setting to 70 degrees, the floors began to buckle.  By the time I surveyed the home, the floor system in the crawl space was covered with mold and wood destroying fungus. 

Location: Burningtree Road, Country Club II, James Island

This house was inspected by the termite company in February, just months before these pictures were taken.  Inactive fungi was noted on their report  but no concerns over seasonal moisture problems were mentioned.  This condition, overlooked by the termite company, is causing serious structural damage and just imaging the quality of the air in the living space above.