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Water in Crawl Spaces Spells Problems

Posted on: Wednesday, 2 January 2008, 15:00 CST

By GENE AUSTIN, MCCLATCHY NEWSPAPERS

Q. During heavy rains, water seeps into the crawl spaces of some homes in our area. Neighbors say they never worry about it. How deep does the water have to be before it is a problem?

Any water in a crawl space is a problem, in my opinion. The water can foster mold and even rot in the structure, cause dampness and discomfort in the rooms above, and serve as a breeding place for mosquitoes.

Small amounts of moisture in crawl spaces, often caused by condensation, can generally be eliminated by improving ventilation in the space. Vents in the crawl-space walls allow air to circulate and dry up the moisture.

When rainwater seeps into a crawl space, it is usually because rain gutters are clogged and overflowing or not carrying water well away from the foundation, or because the ground around the building is not sloped away from the foundation. These are the same conditions that often lead to water in basements.

Your first step should be to check the gutters and downspouts for leaves or debris that might be clogging them. If the gutters are clean and functioning properly, make sure the water collected is carried well away from the foundation. I use long leaders, or downspout extensions, to get water to safe drainage points. If necessary, try to improve the grading around the foundation by adding soil.

In severe cases, underground drain pipes might be needed to intercept water that flows toward the building.

Q. I have a white popcorn ceiling and would like to clean or paint it. Can you help?

These ceilings are difficult to clean or paint because the popcorn is generally quite soft and can be loosened by water or application of latex paint. You can remove loose dirt and cobwebs by vacuuming with a soft brush attachment.

Paint can usually be sprayed on without damage, especially if an HVLP (high volume, low pressure) sprayer is used. Some owners say they have successfully used a roller and latex paint by using a light stroke with the roller and rolling over each section only once. One owner told me he used a roller and oil-based paint, which didn't loosen the popcorn.

One of the big problems with these ceilings is that the older popcorn (installed before about 1979) might contain asbestos, and working with them can cause small fragments to be released into the air, creating a health hazard. For information on dealing with asbestos, visit epa.gov and type "asbestos in your home" in the search space.

Source: Record, The; Bergen County, N.J.

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