Markus,

(Did you look at the downspouts outside? Are they draining next to the wall or out 6'.)

The townhome is on the inside of a group of townhomes without a downspout depositing directly in front of or behind the unit.

(is that beam single or double? I don't see any bolts holding two together)

The beam is actually triple.

You were correct, there were no vents into the crawlspace. In addition to the horizontal crack, there were two vertical cracks in the crawlspace as well. The cracks look pretty common, not the 1/4 - 1/2" that I see with significant moisture penetration. I've done dozens of townhomes with only a handful having a crawlspace, most have a basement or are on a slab.

There was also a sump pump with a missing check valve. The pump was unbeliveable dry and did not operate once during my 2-1/2 hours of being there (other than me operating it) despite the fact we had massive thunderstorms the night before the inspection.