Crawl Space Repair Photo Album: Encapsulating a Moldy Basement in Harbor Springs, MI

Our customer called with a moldy, musty basement. He thought they had a vapor barrier in place but there was still standing water. Upon inspection, we saw that there wasn't a true vapor barrier, but instead just heavy plastic sheeting that left multiple areas on the floor uncovered. This was enough for the dirt floor to allow ambient moisture in to wreak havoc. We encapsulated the crawl space with the CleanSpace vapor barrier system and installed SilverGlo insulation panels to help stop the energy loss that was occurring.

Crawl Space Vent is Part of the Problem

Crawl space vents were once thought to solve the problem of ambient moisture by allowing airflow. This model has changed due to vents also allowing water and debris into the space.

Signs of Energy Loss Outside of Home

Notice how the snow has melted in the few inches immediately next to the house? That's a sign that the crawl space is losing energy, literally heating the outside. It's natural for the ground to stay thawed close to a house, but this level of melt is indicative of something more.

Musty Crawl Space in Harbor Springs, MI

While they thought there was a vapor barrier in place in the crawl space, it was actually this plastic sheeting. Since it isn't affixed to anything or creating any sort of seal, it's more like a heavy tarp that leaves the crawl space susceptible to moisture issues.

Visible Dirt Floor in Crawl Space

Here's a good sign that there actually isn't a vapor barrier in place - a foot or so of unprotected floor at the edge. That's enough space for plenty of ambient moisture to inhabit the crawl space and cause problems.

Dirt and Debris in Crawl Space

In addition to issues from the dirt floor, the crawl space is covered in debris and everything on the ground has been affected by the moisture present. Basically lots of damp materials and dirt - yay!

Standing Water in Crawl Space

Clearly, this drain isn't doing its job. Backed up water standing in the crawl space can exacerbate mold issues.

Interior View of Crawl Space Vent

Stuffing a crawl space vent with a cinderblock and fiberglass insulation isn't the best way of closing it off. Fiberglass insulation isn't airtight, generally acting as more of a fluffy coffee filter that lets air through and then holds onto all of the debris in the air.

Wide View of Mold on Support Beams

We'll look more closely at these beams in the next few photos, but here's a wide shot. Almost every beam has signs of mold damage.

Mold and Water Damage on Beams

Not only is the main beam in focus riddled with mold (more on that in the next photo), but the perpendicular beam to the left is all but rotted through from being waterlogged. In time, this will affect the structural integrity and safety of the crawl space.

Closeup of Mold-Infested Wood

This might not look like a lot of mold, but it's important to realize that a mold spore is invisible to the eye. By the time you can see mold, in even the smallest amount, you're looking at colonies of millions of spores.

Drainage Matting Ensures Smooth Water Removal

By laying drainage matting before we install the CleanSpace barrier, we create a small thoroughfare for water to travel between the CleanSpace and the dirt floor. This prevents pooling or water causing the CleanSpace to stick.

SilverGlo Insulation Installation in Progress

SilverGlo insulation panels (visible in the background) are more effective than traditional fiberglass insulation for multiple reasons. They're inorganic and waterproof, which means they don't harbor mold. Also, their reflective surface keeps heat in the crawl space where it belongs.

Wrapping Piers for Extra Protection

In addition to covering the floor and walls with CleanSpace, we wrap the support piers to protect the wood from any ambient moisture present. This prevents warping and mold and keeps the crawl space stable.

Creating Watertight Encapsulation

By affixing the CleanSpace barrier to the SilverGlo panels and wrapping all the way up the support piers, as well as sealing overlap points in the barrier system with special tape, we can create a watertight encapsulation.

Clean, Dry Crawl Space

Rather than dirt, water, and debris, the crawl space is now simply clean and dry. The bright white CleanSpace and reflective SilverGlo panels also increase visibility, which help with safety issues when crawling around in the space.

Sump Pump Keeps Water Moving

Instead of the overflowing drain, a new TripleSafe sump pump will ensure that water doesn't back up in the crawl space and is instead discharged outside efficiently.