Why the crawlspace is first
The crawlspace is the part of the house nobody looks at, and it is where moisture, pests and failing insulation tend to build up quietly. Buyers' inspectors go in. What they find there can reshape a negotiation, and the fixes can be larger than a seller expects. Finding it first gives you time and options.
What to look for
Standing water, damp soil or a musty smell.
Missing, torn or displaced vapor barrier over the soil.
Wet, sagging or missing insulation.
Blocked or damaged vents.
Signs of pests, such as droppings or chewed material.
Plumbing leaks or stains on the subfloor and framing.
Rot or damage to wood framing.
What to do
Have the space looked at, by you if you are comfortable and it is safe, or by a qualified professional.
Find the cause of any moisture first, such as a leak or drainage problem, and fix it.
Then repair the damage: insulation, vapor barrier and vents, with licensed professionals for pest and plumbing work.
If it cannot be fully fixed before listing, get a written estimate so it can be disclosed and priced.
Keep receipts and reports.
What not to do
Do not add new insulation over a leak or damp area.
Do not seal vents or cover problems.
Do not skip it because nobody has looked in years.
For more detail, read [link: The crawl space and attic nobody has checked in years].
From Our Own Experience
In the Pacific Northwest, crawlspaces are often beneath the entire home. This gives you more to inspect, and more to repair. We also have more damp weather, which can translate into higher moisture levels in these locations. While these are easily managed, they are often ignored for years at a time: “What I can’t see can’t hurt me, right?”
In nearly every case that we list a home we highly recommend having the crawlspace (and attic) inspected. Having this done earlier rather than later will help you identify a vendor, get multiple quotes, and schedule the work at a time that is convenient for you.
In some cases, such as a sudden leak, insurance may help offset the cost of the work. Maintenance and long-term wear are usually not covered, so ask your insurer.
Very close to home, we listed a family member’s home a few years ago. Even though she had the entire crawlspace cleaned and reinsulated a few years earlier when her kitchen was remodeled, upon having a pre-inspection before her home went on the market we discovered pests had again invaded her crawlspace.
Fortunately:
- She was aware from previous experience what to expect.
- She relied on us to help her find a vendor that could do the work quickly and without inflated “emergency” pricing.
- We negotiated a transferable warranty with the vendor, so it could be passed on to the buyer.
If this had been a buyer’s inspection, she may have been unable to react quickly and get the work done, costing her both time and money.
Thinking about selling in The Seattle Area?
Kelly Azzarello Real Estate | Compass
kelly@kellyazzarello.com | (425) 830-6457
Instagram: instagram.com/kellyazzarello
YouTube: youtube.com/kellyazzarellorealestate
Disclaimer
This post is general information about real estate topics. It is not legal, tax or financial advice, and it does not replace a professional inspection. Rules and practices differ by situation and change over time. Check current requirements and talk with a licensed professional, such as an inspector, contractor, attorney or CPA, about your own property.
