The #1 Enemy of your Crawl Space is ...

How can I have mold in my crawl space? I know I don't have a water problem down there. 

This is a common response from homeowners when told that they have a mold problem. Visible standing water is one obvious sign of wet crawl space. But the most common enemy of the crawl space is less visible and less obvious: High Humidity. 

High humidity causes significant problems in your crawl space.
90% (pictured here) is extremely high.

If you live in the South and you have a crawl space, you need to be aware of the humidity situation in your crawl space. Humid outdoor air, poor air circulation, and the presence of other water sources often create an environment in which the humidity in the crawl space is higher than the humidity outdoors!

Our rule of thumb is that you want your humidity level to be below 60%. High humidity levels can cause the following:

• Elevated Wood Moisture Levels: levels above 16% can lead to mold growth, wood rot, and structural damage.
• Mold Growth: Mold thrives in humid environments.
• Insulation Failure: Insulation absorbs moisture like a sponge. Wet insulation decreases in R value and eventually becomes so weighted down with excess water that it falls to the floor.
• Pest Activity: Like mold, rodents and insects enjoy dark, humid environments.

  

  High humidity leads to high wood moisture levels.
  This wood is at 17% and has visible fungal growth.

• Poor Indoor Air Quality: 40%-50% of the air you breathe on your first floor originates in your crawl space. 
• Musty Smells: If you aren't sure what that smell is, there's a good chance it is coming from your crawl space. 

The good news is that humidity in your crawl space can be controlled! Visit our website to learn more about solution options or to schedule a free inspection from our experts. 

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How NOT to install a sump pump

When installed improperly a sump pump can be a source of humidity, foul odors, and mold rather than a solution. Here are three ways that this sump pump is installed improperly.

1. No lid. A proper sump basin has a lid which serves multiple purposes. 1) A lid prevents the basin water from evaporating back into your crawl space and eventually being absorbed by your insulation and floor joist. 2) A lid helps ensure a clean environment for the sump pump. Notice the dirtiness of the water and the inside of the green basin. 3) A lid is also a safety mechanism to prevent Barky or Meow from falling in. Sadly, while performing a routine inspection, one of our technicians found a customer's puppy that had been missing for months. 
2. Five-gallon bucket, rather than a proper sump pump basin. There are several models that will get the job done, but the typical basin is about twice the depth and four times the volume of this five-gallon bucket. 
3. No holes to allow ground water to enter basin. In a crawl space environment it is most effective to drill holes around the basin to allow ground water to enter the basin and then be pumped out. The only water entering this basin is being pumped through tubes (black 1" tube above) from a dehumidifier. Notice the ground surrounding this sump basin is wet and muddy because the ground water has no way of entering the basin. 

Visit our website to learn more about sump pumps, crawl space waterproofing, and basement waterproofing. Or contact us to schedule a free inspection of your home. 

What do Las Vegas and Your Wintertime Yard have in Common?

I doubt your yard looks like this.

I doubt you have neon lights, slot machines, or Elvis impersonators performing in your yard. But it is true that what happens in your wintertime yard, stays in your yard.

What do I mean by that? Hang with me. When it precipitates, the water in your yard has three options:

1. Seep into the soil. The rate at which water perks into your soil depends on your soil type. Sandy soil drains better than red clay, and rad clay drain better than blue clay. 
2. Run off to another location. Lots with more slope will have less standing water due to run off. 
3. Evaporate. Evaporation is caused by heat and happens faster in direct sunlight. 

So, in the winter what happens in your yard stays in your yard - due to a lack of evaporation. Have you noticed that in the winter months, particularly in shady areas, your yard tends to be muddier and soggier. If you would like to get rid of this, your best bet may be an underground drainage system, such as a French drain. 

Two Common Problems - One Common Culprit

Down spout erosion. Standing water in foreground.

The culprit: water.

The problems: erosion and flooding.

This great photo (submitted by a desperate homeowner in Concord, NC) illustrates two different but related water problems. Rain water gushes out of this downspout causing erosion. The gutter water, as well as water from other parts of the yard, gather in this low spot near the driveway to create nice wadding pool.

The result is dead grass, an unusable yard, and a breeding ground for mosquitoes.

This perfect storm can be resolved, however. First of all, in a situation like this it is good to extend the gutter underground to a more desirable location such as a ditch, a storm drain, or a lesser used part of the yard. Next an underground French drain may be recommended to collect water from this area and move it to another location. Finally, regrading the area serve as a way to move surface water to where you want it to go.

This type of project usually requires an excavator and may be too involved for the average DIY'er. If you have erosion or standing water contact Green Frog Waterproofing for a Free Estimate.

What is that smell?

I used to think that houses smelled musty because they were old, or because they had old things in them. Now I know that smell is often a symptom of something worse. The most common cause of a musty smelling house is the crawl space. Due to the stack effect, approximately 40% of the air you breath in your home originates in your crawl space. If your crawl space is moldy then the air in your home will be moldy. So I was partially right when I used to think that houses smelled musty because they were old.

The truth is that many homes in North Carolina built prior to 2004 are not properly waterproofed. Therefore many of them have a moisture issue in the crawl space which can lead to a mold issue in the crawl space. And when you have a mold issue in the crawl space you often have a musty smell in the home. 

So if the air in your home seems stale or smells musty, take a peek in your crawl space. Better yet, contact Green Frog Waterproofing for a free inspection. It could literally lead to a breath of fresh air.

What is a French Drain and what does it have to do with France?

The phrase French Drain is heard quite often … on your favorite how-to TV show, in your local home improvement store, and in conversations in the yard with your neighbor. But I regularly hear the phrase “French Drain” used incorrectly. A French Drain is not to be confused with an underground gutter extension or a simple solid pipe used for relocating water from one location to another.

So, what is a French Drain?

French Drain install in progress

A French Drain can vary in size and materials used, but the essence of a French Drain contains these components: a trench, a perforated pipe (as opposed to a solid pipe), drainage rock, and a sediment filter. A french drain is commonly used to solve water related issues both on the interior and the exterior of a home, office, barn, shed, or other structure.

Interior applications

A French Drain is used primarily in two interior environments: basements and crawl spaces. These internal applications are methods of water control, not to be confused with waterproofing. Read this article to learn more about the differences between water control and water proofing.

Exterior applications

A French Drain is also used primarily in two external environments: yard drainage and foundation drains. A French Drain in your yard gives water an underground path to follow to get to where you want it to go, therefore controlling flooding, washout, erosion, or standing water problems. A French drain at the foundation of a structure will catch water near your building’s foundation and move it away without giving it an opportunity to enter your basement or crawlspace. A footer drain is usually installed along with adequate waterproofing of the foundation wall.

Was does a French Drain have to do with France?

Well, nothing really! The term French Drain was coined by an American named Henry French. French was an agriculturalist, inventor, lawyer, and author in Massachusetts in the 1800’s.

Do I need a French Drain?

If you have standing water or erosion under, in, or around your house, a French Drain could be a good solution for you. But a French Drain is not the answer to every water problem. Our Moisture Intrusion Specialists at Green Frog Waterproofing would be happy to inspect your property for free and give you a custom solution to resolving your water problem. Click here to request an inspection.

If you would like to learn more about French Drains, click here to view some informative articles on our website.

Waterproofing vs. Water Control

Let us begin by discussing what waterproofing is not. A waterproofing solution is very different from a 'water control' solution. Many approaches focus on simply controlling the flow of water. For example, a water control solution will continue to allow water into the crawl space or basement only to route the water back out again through a series of pipes and pumps. This approach is not always bad, but it is not waterproofing. This is a water control solution and is typically less desirable than a waterproofing solution. Waterproofing always involves keeping the water out of the crawl space and basement.

If a homeowner or business owners wants to waterproof a structure then it is necessary that a trained waterproofing professional dig, external to the structure, down to the footer and treat the external foundation walls with an impenetrable waterproofing product. In addition you will want to install a drain at the footer to route excess water away from the foundation. It is therefore highly preferred that the water never penetrate the building envelope to begin with. The homeowner should be aware that many companies sell water control solutions but label it as a waterproofing solution.

If as a homeowner you are interested in developing your home into a more healthy place to live and continue protecting your investment we recommend you consider one of the following:

1. Insure your crawl space has adequate waterproofing.
2. Insure a high quality thick plastic vapor barrier is covering your crawl space floor.
3. Consider investing in your home by installing a sealed crawl space.
4. If you have a sump pump or dehumidifier, check to insure they are working properly.

Visit us at www.GreenFrogWaterproofing.com ... Protecting your Pad