Crawl Space Moisture
mlee1976
last year
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cat_ky
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Foundation Lintels?
Comments (6)Thank you Renovator8. Below is a photo. Regarding the exterior french drain and foundation waterproofing: this is a Best List/Angie List engineer owned (civil and geological) firm with few complaints over the years. They came well recommended and were paid well for their work. I do wonder why we were not told of these openings when they did the membrane part. I have faith in all steps except question if a good amount of course gravel was used in back fill (like 50%) rather than just put in the clay dirt removed which is a possibility, as well as if the pvc was wrapped in a glove to avoid silt entry. I have asked without response, but will ask again. After excavation, first any foundation holes were filled, then tar paint applied then thick water membrane was affixed. All of the exterior foundation 4" pvc runs to a pop up a good distance to the side which we check regularly. 6" gutters all-around the house with intact downspouts merged with their pvc. A 6" grade drop away from the house is my next step this fall. No tree roots in vicinity of foundation. As to the dirt/cement crawl space surface, I removed all wet old plastic and broken tar paint- a laborious process done by hand, rolling up the old thin plastic, scooping the dirt/tar and putting all into heavy black garbage bags. I'll include a photo too of the work I just did in one of the two crawl spaces with installing new membrane over cleaned surface. Vents to this crawl are closed off to disallow humidity (zone 5). This is a big work in process for me....See MoreCrawl Space Moisture Issue ??? - We know Seller
Comments (20)Exactly bry. I am lawyer. If I wanted to get all lawyerly, I would be having them change the disclosure and try to bind them to something. I am not doing that. All I have asked, and we'll see if I get it when I speak with them, is verbal explanation (more than what someone has crafted in a disclosure that the realtor has probably coached them to make vague) from someone I know and respect. They have three choices, (1) not say anything, which is probably the most telling of all of the options and will likely cause me to walk away, (2) tell me the truth, whatever it is and we all live with those consequences (they tell me exactly what they know and risk I walk if it is bad or they give me some reassurance and we go to closing and all is well), or (3) they lie and we all live with those consequences (I have nothing in writing to sue them for if there is a problem that they chose not to disclose - I am a big boy and I accept that risk - and they live with having lied to me). At this point I don't think it is a big deal; however, if I did not know the seller, I probably would have walked. I am not interested in buying someone else's problem if there is one. I guess I will know more once I speak with them. Am I missing something here?...See MoreUnvented Crawl Space
Comments (11)@David Cary, Changes to prescriptive building codes proceed at a snail's pace. In our area, they lag what is generally accepted as building science best practices by a minimum of one code cycle (three years) and lag published research findings like those in your link by an even longer time. Our company has been designing and building homes with sealed, conditioned crawl spaces for the past 20 years. For most of that time, we needed to submit to the local building code official a building code modification request in order to construct anything other than a traditional, vented crawl space and traditional vented attic because neither was addressed in the prescriptive code. After we request a building code modification, the code official reviews the request, the supporting evidence, and makes a determination whether he/she will approve the requested departure from prescriptive code. You may have a vehicle like that in your locality. If you do, you can advance your argument that insulation on the walls is of minimum value and can be omitted. For what it's worth, I agree with you, provided the rim joist is air sealed and insulated with spray foam or equivalent. Basements and crawl spaces are different animals and treated as such in the prescriptive code. The crawl space shown in foundation plan provided by the OP above shows enough masonry piers that it wouldn't make a particularly good conditioned living space without redesign, but it might be a good conditioned storage area if a concrete floor were added. You can find the code-required crawl space insulation values for various U.S. climate zones by clicking on the following link: https://basc.pnnl.gov/resource-guides/unvented-insulated-crawlspaces#quicktabs-guides=6...See MoreReplace main water copper pipe if only joints have green oxidation?
Comments (4)The price is close to an estimate to replace my pipes. Silicon Valley. 2 BA, kitchen, laundry room, 3 spigots. IIRC, $8k. Replacing galvanized with copper or pex. Perhaps, have the contractor remove a small section for inspection. I don’t think the green is an indicator of sloppy work. It is behind a wall, never seen. Ask your contractor if he wipes/cleans every joint after soldering....See Moremlee1976
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