Moisture-Related Findings
Water and moisture cause most crawl space problems. Your report might mention:
Standing water: Any visible water is a red flag. It indicates drainage problems, plumbing leaks, or groundwater intrusion. Standing water needs to be resolved before other crawl space work makes sense.
High humidity: Humidity above 60% promotes mold growth and wood decay. Inspectors may note condensation on surfaces, musty odors, or visible mold as evidence of humidity issues.
Efflorescence: White mineral deposits on foundation walls indicate water has been moving through the concrete. The water evaporates, leaving minerals behind. It's not structurally concerning but confirms moisture presence.
Vapor barrier condition: The plastic sheeting covering the ground should be intact, covering all soil, and overlapping at seams. Gaps, tears, or missing sections allow ground moisture to enter the space.
Structural Findings
Crawl spaces reveal the home's structural bones. Common findings include:
Pier and block settlement: The concrete blocks supporting floor joists can shift over time. Minor settlement is common and often acceptable. Significant settlement causing floor slopes needs evaluation by a structural specialist.
Girder beam issues: Main beams supporting the floor structure should be solid and properly supported. Cracks, rot, or inadequate support are serious findings.
Joist damage: Floor joists can suffer from rot, insect damage, or improper notching. Isolated damage is usually repairable. Widespread issues suggest systemic moisture problems.
Sister joists or repairs: Evidence of previous repairs isn't necessarily bad. It might mean problems were caught and fixed. But it's worth understanding what was repaired and why.
Insulation and Ventilation
How the crawl space manages air and temperature matters for energy efficiency and moisture control:
Missing insulation: Many older homes lack crawl space insulation entirely. Adding it improves comfort and energy bills but isn't urgent.
Falling insulation: Fiberglass batts often sag or fall over time. The insulation still works but less effectively. This is a maintenance item, not a defect.
Blocked vents: Crawl space vents should be unobstructed. Some newer building science suggests sealed crawl spaces work better in certain climates, but that's a design choice, not an inspection finding.
Vent screens: Missing or damaged screens allow animals to enter. Raccoons, opossums, and rodents love crawl spaces. Pest damage often follows.
Wood-to-Soil Contact
This finding appears frequently and deserves attention. When wood framing touches soil directly, two problems develop:
First, termites gain easy access. They don't have to build visible tubes to reach wood. Damage can occur invisibly.
Second, moisture transfers directly from soil to wood. This accelerates rot even without active termite presence.
Code typically requires 6-8 inches of clearance between wood and soil. If your report notes wood-to-soil contact, the fix might be simple (remove accumulated debris raising the soil level) or complex (modify the foundation or framing).
Plumbing and Mechanical Findings
Crawl spaces often contain plumbing, ductwork, and sometimes HVAC equipment:
Plumbing leaks: Slow leaks under homes go unnoticed for months or years. Water staining, drip marks, or active leaks need attention before water damage spreads.
Disconnected ducts: Flex duct connections fail frequently. Heated or cooled air blowing into the crawl space wastes energy and money.
Pipe insulation: In cold climates, exposed pipes risk freezing. Insulation is cheap compared to burst pipe repairs.
Sewer line condition: If visible, cast iron sewer lines in older homes may show corrosion. A sewer scope provides more information than visual inspection alone.
When to Get Specialist Evaluation
Most crawl space findings can be evaluated during a standard inspection. But some warrant additional expertise:
Significant structural concerns involving foundation walls, main beams, or widespread joist damage should be evaluated by a structural engineer.
Active termite damage or evidence of previous treatment warrants a pest inspection if one wasn't included.
Extensive water intrusion might need evaluation by a waterproofing contractor or drainage specialist before you can assess other findings accurately.
The cost of specialist evaluations typically runs $200-500 and provides clarity worth many times that amount.