crawl space & more

Screw jack

Long, nonhydraulic jack that can be extended or retracted to secure a beam, for example

The home inspector should report evidence of water penetration through the slab.

Moisture can come up into the house through cracks in the slab or through the openings or utility penetrations in the slab. Moisture along the edge of the slab can indicate that the slab has broken away from the foundation. When the slab and foundation sink and settle, water penetration can be a problem.

partial basement with a crawl space home - Report

Must inspect crawl space Take plenty of photos included foundation and crawl space on report in separate sections

water and gas lines embedded in the slab...

No longer allowed. If the piping fails, you can have water issues or, worse yet, a gas leak beneath the house.

crawl space Insulation and ventilation - report

Note if pipes are properly insulated in the unconditioned crawl space and whether underfloor (deck) insulation is properly installed. For ventilation, note whether vents are found and whether there are moisture issues.

The more difficult the entrance into a crawl space the more problems in that area have been.....

ignored

how to determine a post tension slab

look for the faint circles of the cable end patches on two of the four side stem walls of the house look for a stamp in the concrete somewhere prominent, such as in the floor of the garage or on an attached patio slab. investigate local construction practices in your area.

footing depth for crawl space FL

not less than 12 inches

sill plate tab

often one end is cemented in and the other attached to the sill it's self using nails or screws

jay bolt

often used to hold void forms up

According to some recent research, the best way to avoid moisture trouble concerning conditioned crawl space is to...

possibly to seal completely the crawl space floor (soil) and (if both are present - insulate the foundation walls as well

Weep screed or drip screed

serves as a vent so that the moisture can escape the stucco wall finish just above the foundation.

what should be checked concerning vapor barrier or vapor retarder in the crawl space?

should be free of holes and tears and should be sealed together at seams. If they are not covering the soil area "completely," write them up as being inadequate or in need of repair or replacement.

POST Tension concrete

tension is applied after pouring the concrete

most important point for the home inspector's protection against liability is reporting.... (crawl space)

the methods used to access to the crawl space. The customer must understand that the inspector cannot be responsible for reporting these defects if access is impossible or limited.

It was found that moisture in a crawl space actually

the relative humidity in a crawl space is directly correlated with the relative humidity outside. Building codes have changed crawl space requirements to reflect this new information.

tensile strength

the resistance of a material to breaking under tension

How a crawl space with uncovered earth effect the rest of the house

the unmitigated moisture from the crawl space without vapor barrier will effect the house

In a Sealed crawl space, moisture ....

to an acceptable level and damage avoided. If this is done as a retrofit, foundation vents must be eliminated.

vapor barrier or vapor retarders

to prevent moisture from the soil from being released into the crawl space.

Why should the crawl space be inspected last?

to test the plumbing 1st and see if any leaks occur in the crawl space

Louvers are types of _________ Vents

type of grill vent

correctly installed insulation in a crawl space

vapor retarder facing up touching unseen above the crawl space , with the batting facing "fuzzy side" down toward the crawl space.

When should a crawl space NOT be vented

when it is conditioned. (as in air conditioned)

Don't Ever Miss List crawlspace

· Cracks in the foundation wall · Unstable bowing or leaning of the foundation wall · Shearing action in the foundation · Signs of water penetration · Cracked floor joists · Deterioration or improper cuts in structural members

Tools to use for inspecting crawl space

- A jumpsuit to protect your clothes - Screwdriver or knife to probe mortar and wood - Strong flashlight for dark areas - Tape measure for cracks and displacement - Level for determining lean (plumb)

When should a crawl space NOT be entered

- Required to enter under floor crawl spaces except when entry could damage property or when dangerous or adverse situations are suspected. - Required to report the methods used to observe under floor crawl spaces.

What strict requirements are expected of a sealed crawl space?

- The floor must be sealed with poly, seams sealed, that runs up the walls. - The walls must be insulated, and in areas prone to termites, there must be an inspection strip. - A small HVAC supply register and return are installed in the crawl space to maintain a slight positive pressure relative to the exterior. (dehumidifier)

common problems with crawl spaces

- deterioration of piping, insulation, and the framing members -- above due to moisture in the crawl space. This is especially true if a dirt or gravel floor is left uncovered (no vapor barrier) and if there is no proper venting of the space.

FL requirements for crawl space exterior wall access

16-inches high by 24-inches

crawl space dimensions

18' from floor joists to crawl space ground , 12' from steel chassis beam.

FL code on the use of vapor barriers

All joints of the vapor retarder shall overlap by 6 inches (153 mm) and be sealed or taped. The edges of the vapor retarder shall extend not less than 6 inches (153 mm) up the stem wall and shall be attached to the stem wall.

FL requirements for crawl space access opening from the floor

An access opening from the floor above must be 18-inches by 24-inches.

Foundation condition Report

As stated when we discussed the foundation inspection, report the type of foundation walls, piers, or pilings present and note cracks, movements, settlement, and water penetration found. If the condition warrants, include a recommendation to monitor cracks or call in a structural engineer for an evaluation.

slab - report

Clients should understand that visual inspection of the slab is not usually possible. Explain that you're looking for evidence that something may be wrong with the slab Not visible: When you're reporting on slab inspection, it's a good idea to check off every "not visible" box, unless the floor is just stained concrete and completely visible. Slab condition: Note if you've found signs of settlement, cracks in the floor tile and most likely the slab, and the presence of moisture or water penetration.

Jacks

Device that lifts, secures heavy objects (as in a car jack

smart vent and smart reason for crawl space

Engineered vents , highly useful in flooding

Report Access

Explain whether your access to the crawl space was complete, partial, or impossible. If some areas were not visible during the inspection (once you got in there), make a note of that and take a photo of the inaccessible area(s).

crawl space floor report

Identify the type of floor in the crawl space as concrete, gravel, or dirt. Note the presence or absence of a vapor barrier and, if present, its condition. You may want to recommend that a vapor barrier be added if a gravel or dirt floor is uncovered and there is an indication of moisture with the framing above. Report on any evidence you've found on water seepage through the floor or walls.

over tension - of post tension slab

If the slab is visible, check to see if the floor is flat. Over-tensioning the cables can cause the floor to dish or cup.

cracks in the exterior foundation (stem) wall and the slab itself.

Noticeable cracks on the interior floor can indicate settlement but are not typically structural in nature. This is not the case with monolithic or post tension slabs. Cracks in the slab are not likely to be visible. But even when the floor is covered, cracks can sometimes be felt underfoot or seen when a flashlight is used to side-light the floor.

Flood openings"

Openings are to allow for the automatic entry and exit of floodwaters to minimize hydrostatic pressure that can cause structural damage.

verify if it is slab-on-grade with homeowner

Rarely, you may find that what appears to be a slab-on-grade is actually a concrete floor resting on piers and beams or simply grade beams. There are instances of this in New Orleans, where concrete slabs were elevated several feet above grade following Hurricane Katrina. Ask the homeowner if there is some doubt on this point.

floating slab

Remember floating slab is 3 piece , wall is independent of the slab to allow expanding and contracting

Shifting

Slabs can shrink and pull away from the outer wall

PRE-tension concrete

Stress applied to tendons before concrete is poured

Inspection items of a crawl space

The crawl space floor Ventilation Insulation Seismic (earthquake) bolts and cripple walls, where applicable

what can happen to the insulation if not correctly installed

The home inspector may find damaged, damp, or even wet insulation because of this mistake.

Even though the slab is not typically visible, there are signs that the home inspector can look for when determining the condition of the slab. ....

The home inspector should try to determine if the foundation wall that surrounds the slab has settled. Improperly placed downspouts and splash blocks may cause water to pool or erode soil near the foundation. Heaving soil due to freeze/thaw and expansive soils under the slab can cause the slab to tilt or sink or even twist and skew. Settlement can be caused by a leak in the plumbing or heating system embedded in the slab, which undermines the soil below.

screw jack inspection

The jacks must be the proper kind of screw jack used for these purposes. Under no circumstances should car jacks be used. Next, determine if they're attached to the beam. They should be securely attached. Next, determine if footings have been put in. Here, a concrete footing was visible, but we dug around these footings to see if they were roughly the right depth, which is not required. (florida minimum 12 inches in depth Inspect shims. Is the shim present to maintain proper height upon initial installation? Or did the beam the weight of the beam has pushed the screw jack - not good!

hydrostatic pressure

The pressure of water against the walls of its container.

crawl space flood openings requirements

The requirement is to have 1 square inch of opening for every 1 square foot of enclosed space. If the crawl space was 2000 square feet, you would need 2000 square inches (almost 14 square feet).

Results of shifting slab

The slab can crack along the perimeter of the foundation wall. As a result, shreds of slab may be left on the wall where the slab has become separated. The home inspector may find cracking along the floor edge.

What is almost invisible to the inspector ?

The slab. Slab-on-grade construction can be almost invisible to the home inspector. What may appear to be the slab when viewed from the exterior is actually the stem wall or foundation. The outside edge of the slab should never be visible. The slab is behind (inside) the foundation wall and should not be visible regardless of the siding type.

HVAC supply register and return

The supply of conditioned air supplied to an area through a vent, and then again returned to the HVAC system

normal for slabs...

The surface of the slab (inside) is normally covered with a finish flooring material such as tile, wood, or carpeting. You may find a home with "stained" concrete, which is the slab itself and is fully visible. These types of slabs are usually saw-cut to minimize unwanted cracking.

net venting

The term net venting has to do with the louvers, screening, and hardware that may block the vent opening.

previous crawl space moisture misconception

Thought to be from moisture rising from the soil

Some structures have both a crawl space and a basement. true or false?

True! A heated/cooled crawl space may be connected to a basement.

crawl space net venting can, to certain degree, obstruct the air flow true or false?

True. You may have a vent that is 12″ × 12″, for example, but only has a net venting area of 0.67 square feet due to obstructions. This varies greatly depending on the material. Most vents have stamped or molded vent areas on them.

Sealed crawl space

Unvented, to eliminate air and moisture infiltration in crawl spaces.

crawl space ventilation without vapor retarder

Without a vapor barrier, 1 square foot of net vent is needed for every 150 square feet of floor area. The minimum opening size is 1 square foot with mesh or screening not larger than 1/4″.

mushrooms growing in crawl space is a sign of.....

a moisture problem. not an uncommon sight in certain parts of the country with very humid weather.

honeycombing

a rough and stony concrete appearance with air spaces between aggregates.

shim

a thin piece of material used for fitting or leveling. Usually of metal for masonry or metal and wood for wood

Vapor Barrier or Vapor Retarder are made from...

can be polyethylene sheeting, roofing paper, asphalt, or concrete.

The floor of the crawl space may be made of...

dirt, gravel, or concrete.

In the unconditioned crawl space with INSTULATION installed "underfloor" at the deck

ducts and piping should be insulated to prevent freezing of pipes and to increase efficiency of ductwork.

there are requirements for "________________" in areas where homes are prone to flooding.

flood openings

honeycombing repairs

grout!