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  1. #1
    Join Date
    Aug 2017
    Location
    Virginia
    Posts
    1

    Default Crawl space: Plastic vapor barrier required by Va. code?

    Have high moisture and some water in the crawl space under our home. After having two companies trying to sell me encapsulation systems, which I feel the sales reps were basically blowing smoke up my rear (and a damn lot of money), I have consulted with someone else who advised me to add more vents to the lower part of the house (perhaps, have them repositioned higher than they are now), build up the grading to prevent existing run-off towards the house. Under the house, he advised a fan (running the power to the breaker), sand (to capture and dissipate moisture), but he also denies that I am require to keep at least a 6 mil vapor barrier (plastic) against the earth. I proposed putting sand spread on top of the plastic. First, is a vapor barrier required by code in Virginia, and is this proposal, in general, a good idea? Looking for educated input....thanks!

    Similar Threads:
    Crawl Space Creeper

  2. #2
    Join Date
    Mar 2007
    Location
    Capistrano Beach, CA
    Posts
    1,510

    Default

    Hi Nathan Dresler and welcome to InspectionNews!

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  3. #3
    Join Date
    Mar 2007
    Location
    Windsor Ontario
    Posts
    378

    Default Re: Crawl space: Plastic vapor barrier required by Va. code?

    Suggest reading this - its a great website full of building science conditions.
    https://buildingscience.com/document...ace-insulation
    And also this one....https://buildingscience.com/document...vapor-barriers


  4. #4
    Join Date
    Mar 2007
    Location
    Plano, Texas
    Posts
    4,245

    Default Re: Crawl space: Plastic vapor barrier required by Va. code?

    First, how old is the house and is the moisture new, seasonal, or has it been a problem as long as the house has been around?

    Second, sand does nothing beneficial to dry moisture inside a crawl space.

    Third, have you figured out where the moisture is coming from?

    Throwing solutions at a problem to see what sticks is like taking your car to a "mechanic" because your car won't start and he starts replacing parts before checking to see if your out of gas. He might eventually solve the problem but it can be expensive to get to the solution.

    Jim Luttrall
    www.MrInspector.net
    Plano, Texas

  5. #5
    Join Date
    Mar 2007
    Location
    Knoxville, TN
    Posts
    2,560

    Default Re: Crawl space: Plastic vapor barrier required by Va. code?

    The encapsulation companies are probably on the right track to fix your problem. While you may not like the cost, their plan will probably work.
    The other plan of adding more vents and a fan and the thing with the sand, just sounds wrong on so many counts.
    Hot humid air from the outside is the enemy of crawlspaces in the south. Adding vents just lets more humid air in. Fans don't really help. The only good sand would do is make it easier on your knees when you are crawling around in there.
    In my area (East TN) most companies will close the vents, seal the vapor barrier to all the foundations walls and piers, install a dehumidifier and sump pump. The next step is a "conditioned" crawlspace, where its completely sealed and there are HVAC ducts in the crawlspace as well.
    Expensive, yes, effective, yes.


  6. #6
    Join Date
    Oct 2010
    Location
    MONTREAL QUEBEC-CANADA
    Posts
    2,075

    Default Re: Crawl space: Plastic vapor barrier required by Va. code?

    Hi Nathan, pleasure to meet you.

    You offer little to no information.
    Jim Luttrall expressed an honest assessment, to which I agree.
    You exposed a condition. At best a vapour barrier will limit ambient household RH.

    There is an obvious concern. Water under your home can affect the stability of the structure due to the presence of moisture in the soil your home was/is built on.

    Likely lot slope required improvement at the very least.

    Could you provide further information please.
    Building's age, type of foundation, roof water disposal method, if any... to start.
    Pic's would help as well.

    Robert Young's Montreal Home Inspection Services Inc.
    Call (514) 489-1887 or (514) 441-3732
    Our Motto; Putting information where you need it most, "In your hands.”

  7. #7

    Default Re: Crawl space: Plastic vapor barrier required by Va. code?

    A vapor barrier should be sued with as close to 100% coverage as possible, code depends on when it was built and who the local area authority was and how they felt a t the time. As afar as the other issues as others have stated we need more info, photo of home, age photos of areas under home etc.

    Jeff Zehnder - Home Inspector, Raleigh, NC
    http://www.jjeffzehnder.com/
    http://carolinahomeinspections.com/

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