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Gallery 1: Crawlspace Moisture

 
       
 


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Building Envelope Moisture Penetration
Moisture penetration through the building envelope can cause extensive damage and fungal growth.
 
 
#1-Raised Planter
#2-Crawlspace
#3-Crawlspace
#4-Crawlspace
#5-Parquet Floor
 
#6-Band & Floor Joists
#7-Band & Floor Joists
#8-Band & Floor Joists
#9-Rotting Plate & Joist
 
 
Photos 1-5: An elevated flower planter on the front of this residence caused extensive water damage to structural members in the crawlspace and delamination of finished parquet flooring.  Problems started shortly after installation of irrigation system when water penetrated aging moisture barrier inside the planter. 

Photos 6-8:  Poor grading & drainage. Elevated exterior soil conditions allowed moisture to migrate into band & floor joists area and completely rot out the wall plate (floor joists dropped down 1-1/2" to the perimeter beam).  Through the years, occupants kept trimming off door so it would close as the door jam above this area dropped down.

Photo 9: A once straight 2x4 plate starts bending as it softens due to wood decay.
 
 
Groundwater
Water can cause elevated moisture conditions in crawlspaces regardless if it is coming from underground springs or insufficient site grading that allows drain-back problems.
 
 
#1-Ground Water
#2-Ground Water
#3-Sump Pump Pit
#4-Subfloor
#5-Floor Joist
 
#6-Perimeter Beam		        
 


Photos 1-5: Builder attempted to deal with excessive groundwater by using bulkhead material (seen under perimeter beam in photo 1) together with drainage troughs & sump pumps (photos 2 & 3).  Unfortunately, any standing water means excess humidity; the effects of which were apparent throughout this crawlspace on the subfloor and floor joists (photos 4 & 5).  Photo 5 also shows the telltale 'vein' pattern left by the plasmodium stage of a slime mold.

Photo 6: Fungal growth on perimeter beam (approximately 40 feet in length).  Exterior grading and drainage sloped towards the foundation and occupants complained of heavy mold smells after rains.  Also note exposed wiring.
 
 
Mechanical Systems
Uninsulated air conditioning ducts in crawlspaces often cause moisture problems through condensation.
 
 
#1-A/C Boot
#2-A/C Plenum
#3-Damaged Duct
 
 
 
Photos 1-2: Failure to properly insulate ductwork can cause condensation during cooling cycles.  Mold growing on adjacent insulation (photo 1) is caused by increased localized humidity from condensation on a/c boot.  Water droplets can be seen on supply plenum at the same property (photo 2).

Photos 3:  Damaged ductwork is generally always a problem for air quality.  Missing insulation allows condensation of moisture and broken joints can allow inappropriate air (e.g. crawlspace air) to be drawn into the system.  In addition, duct leakage often changes differential air pressures in the structure. 
 
 
Plumbing Systems
Leaks in plumbing systems are an obvious source of moisture in crawlspaces; however, often go undetected for long periods of time. 
 
 
#1-Toilet Bend
#2-Tub/Shower Drain
#3-Shower Drain
#4-Shower Pan Leak
#5-Shower Pan Leak
 
#6-Shower Pan Leak
#7-Toilet Leak
#8- Toilet Leak
#9-Water Heater Leak
#10-Washer Leak
 
Photos 1-2: Small leaks over time can cause severe structural problems.  Subfloor and joist decay under toilet (photo 1) and at head end of tub/shower (photo 2).  From above, the tile floor showed no evidence of such problems but very little was holding the fixtures in place.

Photo 3: Leaking shower drain assembly.  Note drops of moisture on plywood.  Appears the plumber was creative in strapping and didn't think anyone would mind if he notched the floor joist (pipe behind drain line).

Photos 4-5: Leaking shower pan and tile enclosure caused extensive damage to subfloor (photo 4).  A considerable area of impact can be seen from above after the flooring was removed (photo 5).

Photos 6: Leaking shower pan.  Note 'stalactites' of calcium, soap scum, etc. growing near the drain fitting.  Damage extends over 4 feet from the drain point. 

Photo 7-8: Leaking toilet (note standing water).  This condition causes a hazardous health situation due to the presence of heavily contaminated "black water".

Photo 9: Damaged subfloor from prior water heater leak.  The water heater was replaced; however, no one bothered to check the structure beneath the new 500 pound gas-fired water heater! 

Photo 10: Washing machine drain break flooded crawlspace for months.  Although the leak starts as "grey water", it turns to a "black water" classification as it sits and allows microbes to amplify.
 
           
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