Why crawl spaces get damp in North Texas
A vented crawl space pulls in outside air. In a North Texas summer that air is hot and humid, and when it reaches the cooler ground and ductwork under the house, the moisture settles out. Add rainwater that drains toward the house or a slow plumbing leak, and the wood under the floor stays damp for months at a time.
Signs your crawl space has a moisture problem
- A musty smell inside the house, especially on humid days
- Damp or muddy ground, or standing water, under the house after rain
- Sweating ductwork or pipes
- Insulation sagging or falling down between the joists
- Dark staining or soft wood on joists and the sill plate
What encapsulation involves
- Fix the water firstDrainage problems and plumbing leaks are found and fixed. Sealing a crawl space that still takes on water just traps it.
- Repair the framingRotted joists, sill plate and subfloor are replaced, and failing piers are dealt with.
- Seal the spaceA heavy vapor barrier goes over the ground and up the walls with the seams sealed, and the vents are closed off.
- Keep the air dryMany encapsulated crawl spaces also get a dehumidifier so the air under the house stays dry through the summer.
Video from the job site
Questions people ask
Is the inspection really free?
Yes. There's no charge for the inspection or for the written bid, and no obligation to go ahead with the work.
Is encapsulation worth it?
It makes the most sense when the crawl space has a real moisture problem: a musty smell, wet ground, sweating ducts or rotting wood. If the space is already dry, fixing drainage may be all it needs. Our post on crawl space encapsulation in North Texas goes into more detail.
Should I just close my crawl space vents?
Not by themselves. Closing the vents without sealing the ground and controlling the moisture can trap damp air under the house. Vents are closed as part of a full encapsulation.
Who does the work?
The inspection and the repair are done by Allied Foundation LLC. Your contract and your written warranty are with Allied. Lone Star Foundation Co. is your point of contact from the first call to the finished job.
Get a free inspection
A straight answer on what the house needs, and a written bid before any work starts.