Don't forget to inspect your crawlspace. Here's why
When was the last time you thought about your home’s foundation? Unfortunately, the common answers are “never” or “not recently.” It’s understandable — most foundations are out of sight and, more often than not, out of mind.
But here’s the thing: like most parts of a home, a little foundation maintenance can go a long way in protecting your home from moisture, pests and costly repairs. Slabs, crawlspaces and basements can be found throughout middle Tennessee, but crawlspaces are the foundation we get asked about the most.
Why your crawlspace deserves attention
Crawlspaces are like your home’s backstage crew. They’re not glamorous, but they’re essential. This space provides access to critical systems like plumbing, electrical wiring, and ductwork. It also acts as a buffer zone between your house and the ground.
When your crawlspace is in good shape, it helps keep your home sturdy, your air cleaner, and your energy bills lower. But if you neglect it, things can get messy. Think organic growth like mildew, pests, wood rot, and even damage to your foundation. A little preventive care here can save you from a lot of headaches down the road.
Start with an inspection
Inspecting your crawlspace isn’t complicated, but it may be something you’d prefer hiring out. Whether you’re checking it yourself or calling in help, aim to inspect it twice a year, preferably in spring and fall, or after heavy rain. Here’s what to look for:
- Moisture: Is there standing water, damp soil, or condensation on the walls? That’s a sign your crawlspace may be too humid.
- Pests: Look for droppings, nests, or signs of termites or rodents. They love dark, cozy places.
- Organic Growth and Odors: A musty smell or discolored surfaces often means organic growth is lurking — most commonly it’s some type of fungus.
- Structural Issues: Check for sagging insulation, cracked beams, or gaps in the foundation.
If you notice anything questionable, don’t panic. Most issues can be addressed with a bit of effort—or, in some cases, a professional touch.
Clean up
Crawlspaces can collect all sorts of junk over the years—old insulation, construction debris, or even forgotten items. Clearing this out is a great first step. A clean crawlspace is less inviting to pests and easier to maintain.
Once it’s tidy, consider installing a vapor barrier. This heavy-duty plastic sheet covers the ground and helps reduce moisture, making the space cleaner and drier.
Moisture is the enemy of a healthy crawlspace, so make sure water is being directed away from your foundation with properly functioning gutters and downspouts. The minimum distance you want water is 5-6 feet and always sloping away from the foundation. If you’re dealing with recurring water issues, a sump pump might be a worthwhile investment.
For serious humidity management, a dehumidifier can be a game-changer. This keeps organic growth in check and protects wooden beams from rotting. Dehumidifiers are used in conjunction with encapsulation, which uses a thicker vapor barrier that also runs up the sides of the foundation wall to seal out moisture and pests.
When to call the pros
Some crawlspace projects—like full encapsulation, insulation or repairing structural damage—are best left to professionals. While it’s tempting to DIY everything, expert help can save you time and ensure the job is done right.
Taking care of your crawlspace doesn’t have to be overwhelming. With a little attention and some basic maintenance, you can keep this overlooked part of your home in great shape (and give yourself some peace of mind).
Ann Hoke leads the residential real estate team at Ann Hoke & Associates Keller Williams. For more information or comments, contact her at 615-397-4024 or askann@annhoke.com