What is a crawlspace inspection?

Maintaining a safe and dry crawlspace is a critical, but often overlooked, part of homeownership. This area is a prime target for moisture, pests, and termites, which can cause significant and costly damage to a home's foundation and structure. A crawlspace's dark, damp environment provides an ideal habitat for pests and can lead to wood rot, mold growth, and compromised structural integrity. Regular inspections and servicing by a professional pest and termite inspector are essential to catch these issues early before they can lead to extensive and expensive repairs. These professionals can identify subtle signs of infestation and provide targeted treatments to protect the home's structural health and prevent future problems.

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During a home inspection, common defects found in crawlspaces include standing water, which indicates a drainage or grading issue, and evidence of past or present moisture intrusion. Termite inspectors also look for signs of pest and termite activity, such as mud tubes on the foundation walls or droppings. It's important to note that your home inspector is not a licensed termite or pest inspector and will only make note of obvious evidence they encounter during their home inspection duties. Another frequent issue is damaged or missing vapor barriers, which are essential for preventing moisture from the ground from rising and affecting the wooden framing above. Additionally, inspectors often find signs of inadequate ventilation, damaged insulation, or compromised support beams and girders, all of which can lead to major structural issues if not addressed.

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A home inspector's crawlspace inspection has significant limitations. The inspector's access may be restricted by the size of the access door, the presence of standing water, or a very low clearance that makes it impossible to move around safely. They are not able to move stored items, remove insulation, or dig into the soil to check for hidden issues. As with other parts of the home, the inspector performs a visual, non-invasive assessment of the visible and accessible areas at the time of the inspection. Their report is not a guarantee that there are no hidden issues and will often recommend a further inspection by a pest control professional or structural engineer if they find anything of concern.

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It is critically important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of termite activity in the crawlspace, they will recommend a licensed pest inspector perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.