Grade Lot or Encapsulate Crawlspace

[Jordan L.]

I own a rental home in the humid southeast that has some water issues in the crawlspace. Sometimes there’s standing water, and other times there’s just high moisture. There’s some growth just beginning to show on some of the joists, so I need to do something about this.

I purchased the home near the end of last year and had an inspection done. The inspector noticed a negative grade sloping towards the home. I was going to grade the lot, but I had a crawlspace company come out and tell me I would have better results than grading if I were to encapsulate the crawlspace to the tune of $6500-$7500. I have since gotten other quotes, same ballpark figures for the encapsulation.

What would you do? Grade the lot and see if that alone solves the moisture problem? Encapsulate? Or... both?

[Don Meinke]

No question on this one.  You HAVE to get the water away ASAP first.  Is it going to cure 100%. NO. The encap isn't either.  When you grade make sure the ground level at foundation is 4-6" higher than 2 foot out.  Really slope it up because time will sink fast enough.  another 6" in the next 6 ' and so on at least 30' from house and then no puddles or lakes EVER when it rains, everything should be 'running' not standing.  You WILL be surprised how much drier the crawl will be,,,but you always have moisture wicking up from the ground.  YOU can install most of the stuff they are quoting way too much for.  Seal the gaps and edges, make sure floor is levelish and free of sharp objects and debris every crawl has collected

All in for everything, grading and plastic and sealant your looking at 500 bucks or LESS if you do it yourself and have a few tools and few hours of time.