Would you buy a rental with a crawl space?

Question

Hi everyone. I'm looking at a rental with a crawl space and I've never owned a house with one. From anyone who has or has had rentals with crawls, is there any reason you see not to buy a property with a crawl?

Note: The numbers look good and I would get an inspection and contractor quote before closing.

Thanks in advance.

Joe

Note: The numbers look good and I would get an inspection and contractor quote before closing.

Thanks in advance.

Joe

Justin Tahilramani · Answer

@Joe Mazur - Most of our rentals have crawl spaces. Its actually much easier with a crawl space to address electrical and plumbing issues vs. slab. Check for termites and any obvious signs of water intrusion, but outside of that I would not be worried.

Derek Daun · Answer

I'm the opposite. I've only owned houses with crawl spaces. Like mentioned above, it makes it much easier to address plumbing and electrical. I'm hesitant to buy a house built on a slab.

Account Closed · Answer

I would definitely consider that house! I only invest in houses with crawl spaces do to the ease of assessing the plumbing.. If you have a leak no need  to cut holes in the floor and concrete, which is a total disaster to  replace pipes or find the source of leaks. When you have a crawl space you simply just go under the house and replace the plumbing that needs to be replaced so much easier and saves you money!

Joe Mazur · Answer

Hi @Justin Tahilramani

This is some awesome insight. Thanks a ton guys

Joe Mazur · Answer

@Max Tanenbaum, @Michael Woodward, @Jim Adrian, @Jd Martin, @Randy E., @Jason C.

With all the help that everyone gives on this site, it's easy for someone to be well informed to make good decisions in RE. I thank you for all the feedback.

Jason C. · Answer

In my area, most SFH have at least a crawl space if not more. When I check out potential properties, I have no problem going under the house and checking around tub, sink and toilet drainage lines for wood rot/water leak history. Also, floor reinforcement history in regards to support pillars and/or joist repairs.  I think its a must to be able to check under the floor for any surprises that you don't see when you are in the house.

Randy E. · Answer

I love houses with crawlspaces.

I thought putting plastic on the ground in crawl spaces is now not recommended.  At one time twenty years ago, it was all the rage.  Now, I think the general best practice is to ensure the crawl space is dry, adequately ventilated, and pest free.

I think it's an apples to oranges comparison to compare crawlspaces to basements.  To me, it's two discrete comparisons.

concrete slab < tiny crawlspace < tall crawlwalkspace

unfinished basement < finished basement

JD Martin · Answer

First to answer your question, I would and have. I like Max's equation, above. I dislike houses on slabs, and we don't really see that around here anyway.

Next, there is very good research that shows that the old way of dealing with crawlspaces - open vents and plastic on the floor - is actually a poor way of protecting air quality. The new method is a total dry-in approach wherein the crawl space is completely sealed off from the outside atmosphere. There is a research center here in NC funded by a consortium of trades and government that has data going on hundreds of houses regarding air quality, growth of mold spores, etc., and encapsulation is the key to avoiding most of that stuff. Of course, it really needs to be done from the beginning, as retrofitting is not easy, especially if you have a gas furnace in the crawlspace, poor drainage, etc.

Jim Adrian · Answer

Always provide ventilation to a crawl space. If you don't, you will create a mold problem and the wood structure will start to decay and rot out on you.  Remember this is an attic space just flipped upside down and we always ventilate an attic. Right?

Geek terms: =) The International Building Code (IBC) and International Energy Conservation Code (IECC) requires them.   Based on IBC 2009 1203.2.1  requires 1sq ft of ventilation per 150sq ft of building footprint.  Now if you have a vapor barrier this can be reduced down to 1 sq ft of ventilation per 1500 sq ft of building area per 1203.3.2 exception 2.  There are some exceptions per code but what is stated is a good rule of thumb to follow.  ASHRAE 90.1 addresses this from a mechanical standpoint as well.

I would look to see if there is R-30 (for Michigan area) of insulation under the floor.  If the insulation is sprayfoam or polystyrene (pink or blue stuff) then you will get a vapor retard to some level.  Vapor retarder goes on the warm side (interior) of the wall, floor or roof, Michigan is heating that cooling (70/30%) throughout the year.  Now if you are in Tennessee its just the opposite, more cooling about a 60/40% split.   Now in Tennessee I would still keep the vapor retarder to the interior side due being north of the "Warm-Humid" zone defined by IECC Climate zone map.

Now this is in general terms as we know nothing about the construction of the rental property.  Message me if you specific questions on this topic.

Michael Woodward · Answer

@Joe Mazur In my area, probably half of all homes are on crawl space.  It's considered as good as any other structure.  Most termite companies can check moisture levels under the house to make sure everything is ok.  It's always a good idea to have a moisture barrier covering the bare ground to prevent moisture transfer between the ground and house.  The International Building Code requires ventilation but there are deeply divided opinions within the building and HVAC industries about whether it's best to ventilate or seal the space.  Inspectors always make me put vents in, then my HVAC guy tells me to close them all up.  It's not a big deal either way but I just wanted to throw that in.  Good luck!

Would you buy a rental with a crawl space?

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