Wood floor joists and brick piers under an older Charleston home

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Crawlspace answers, without the sales pitch

These are the questions Charleston homeowners ask us under the house. Read them before you hire anyone, including us. A good contractor should be able to explain every one of these in plain language.

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Four things worth knowing

Short answers you can use during any crawlspace conversation.

How to read a moisture reading

Wood moisture content of 19 percent and under means fungi is inactive. From 20 to 27 percent is excessive moisture, and that is the range flagged on inspection reports. At 28 percent and higher, fungi is active, and that is where mold and mildew grow. Readings are also seasonal. A crawlspace can read active in summer humidity and inactive for six to eight months of the year, so one winter reading does not clear a crawlspace for August. Ask any contractor for the actual numbers and where they were taken.

Signs your crawlspace is holding water

Standing water after a heavy rain, condensation on ductwork, insulation hanging loose from the subfloor, a musty smell in closets and hallways, and floors that feel soft near exterior walls. Any one of these is worth a look under the house.

Vapor barrier or encapsulation

A vapor barrier stops ground moisture from evaporating into the crawlspace. Encapsulation seals the whole space, including walls and vents, and usually pairs with a dehumidifier. Most Charleston homes with a dirt floor and no standing water only need the barrier.

What a repair scope should include

Line items, materials by name and thickness, square footage, labeled before photos, and a clear price. If a quote is one number with no scope behind it, ask for the detail before you sign.

Next step

Where to go from here

Pick the page that matches the problem you are seeing.

Still have a question about your crawlspace?

Call and describe what you are seeing. We will tell you whether it needs a visit or whether you can leave it alone.

(843) 408-3877

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