Crawl Space vs. Concrete slab? (Ladson, Perry: hardwood floors, houses, purchasing)

[lcarothers]

And - lets not forget. Those of us on top of a crawl space have a minimum of 3 feet more in height should a hurricane deposit excessive rain. When Bertha or Fran came thru in I think 96? our neighbors on slab flooded - we did not. Of course we also added fill to add ground height before the crawl space. As always, check the flood plain before buying, but disasters do not follow the flood plain maps.

[Richard F]

Crawl spaces aren't all that big a deal if repaired properly. Unfortunately for homeowners, most crawl spaces are built with a dirt floor and open vents. But even a concrete crawl space can be bad (especially if sprayed with a crete).

Moderator cut: websites removed

-Richard

[tom62]

I have general contracted 3 homes in Ct...slabs are just the most inexpensive way to go. I would never consider purchasing a home, or building a home on a slab. . ALL of the problems cited previously are true.
A crawlspace still is a significant savings over pouring 8' high walls, however I would recommend CONCRETE flooring vs. dirt. One thing concrete floors do is help mitigate radon gas which naturally occurs in the environment. A dirt floor is a fast path for radon gas. And even IF you have a radon problem with a concrete floor, you can have a radon mitigation vent installed which draws the gas trapped beneath the concrete flooring and exits it safely to open air where it is diluted.
Lastly, a full basement is a minor investment when you consider storm safety....tornado or strait line severe thunderstorm gust. Normally 6 to 7 feet of the 10" thick walls are below grade which is a GOOD thing.

[waccamatt]

Crawl spaces are much better and have fewer moisture problems because they are not directly on the ground.

[Allentown]

Originally Posted by carolinadreamin

Being in SoFL we're used to homes that are built on a concrete slab because of the high water table. While I'm looking at homes in SC online I very often see that many of them have foundations that are crawl spaces. My husband doesn't like that and says crawl spaces can encourage moldy air entering the house. I've read a little about that and see that a vapor barrier needs to be put down on the soil under the house to prevent mildew/mold.etc.
Could anyone explain why so many homes in SC are built on crawl spaces and not concrete slabs? Is there a distinct advantage or is it just to accomodate the type of terrain/bedrock, etc.
Also, are newer homes being built with crawl spaces or is it mainly existing homes?

Thanks!

I ask a very similar question several months ago as my wife and I are relocating to SC from NJ where we are use to full basements. After many questions I did find out some differences between the slab & crawl space. The develeopment we are going into near Greenville is almost 98% slab with only a few crawl spaces. We were told that the lay of the land is what helps determine the ability to have a crawl space. I also found out as you have, that you must make sure there is a vapor barrier and a good one applied that would keep out moisture, mold, and unwanted creatures. Crawl spaces do allow for sometimes easier access to pipes etc if necessary, while in some case with pipes in slabs, if repairs are necessary then it requires busting up the slab to make repairs. Another item I found out is that slab construction tends to have floors that are not too forgiving on your legs. The base is very hard, while with the crawl space there tends to be a little more give.

I believe also, there is a slight increase in cost from the typical slab to a crawl space, just as there is a significant increase from a crawl space to a full basement. It will take us quit a while to get use to not having that full basement. I hate the thought of a garage, full of everything and the cars in the driveway, but I do see alot of that in those developments with slab construction. You do get some storage space, although minor for garden tools etc. in a crawl space. Hope the info is helpful. If you go crawl space, make sure of the vapor barrier, by all means.
Good Luck
Dan

[lukepoke]

Originally Posted by carolinadreamin

Being in SoFL we're used to homes that are built on a concrete slab because of the high water table. While I'm looking at homes in SC online I very often see that many of them have foundations that are crawl spaces. My husband doesn't like that and says crawl spaces can encourage moldy air entering the house. I've read a little about that and see that a vapor barrier needs to be put down on the soil under the house to prevent mildew/mold.etc.
Could anyone explain why so many homes in SC are built on crawl spaces and not concrete slabs? Is there a distinct advantage or is it just to accomodate the type of terrain/bedrock, etc.
Also, are newer homes being built with crawl spaces or is it mainly existing homes?

Thanks!

IMO, crawl space foundations are superior to slab foundations but there are some definate caveats to crawl space construction....that also applies to slab foundations/basements. All crawl space homes should be constructed with gutters and downspouts. So many times in the south I see homes that are not built with gutters/downspouts. You're just asking for problems with all of that roof rainwater coming directly up against the foundation...you will have a wet crawlspace, which can lead to mold issues and wood rot/termites. Additionally, all homes with downspouts/gutters should have the rainwater direct far enough away from the house that it wont impact the foundation, this is done by installing underground piping to direct the water flow far out into the yard or to the curb. And all dirt up against the house should be graded away from the foundation. Lastly, the crawl foundation should be parged and sealed with asphalt or other moisture barrier to prevent moisture intrusion through the wall. These recommendations definately apply to slab and basement foundations also.

[cutejanelle1]

with a crawl space do you have to worry about snakes and such?

[GoPadge]

That depends on the shape and condition of your vents and foundation walls.

[Carolina-Trader]

Originally Posted by GoPadge

That depends on the shape and condition of your vents and foundation walls.

My previous house had the furnace under the house and it was dry as chalk under there. I had a simple thin liner on the floor of the crawl with simple overlay. I found a fairly large snakeskin once and had a South Carolina Wolf Spider living under there for 3 years and sold it with the house. My guess is the Wolf Spider ate those big crickets that lived on the rafters.

My current house has the furnace outside the house (unfortunately) and a sealed though vented crawl. I am thinking about sealing the vents and throwing in a dehumidifer. Absolutely nothing crawls under this house. I prefered the chalk dry crawl of the previous house with crickets, Wolf Spider, and all.

[SatTerra]

This is an area that should not be treated lightly. Take care when purchasing your home when constructed with crawl space. I am no expert, but did do a bit of internet research subsequent to our first offer on a home here in SC. Coming from SoCAL where we were familiar with crawl space; we never worried much about humidity and standing water. Our crawl space was dry, and required no vapor barrier. However, after making an offer on a beautiful newly constructed home on 3 acres here in the unincorporated area, we learned that you need to be on the alert for moisture issues! We hired a home inspector to protect our interests, and can't imagine people who do not take this option, remember this was a newly constructed home that hadn't been sold in 6 months (power lines on property likely slowed interest). When he went under the home, he found standing water about 2 to 3 inches deep, mildew on floor joists, and mold. He strongly advised against purchasing the home without serious remediation. We worried and fretted with the 2 young kids, and all the horror stories of mold taking over the home. One of the documents we signed when making our offer was a mold disclaimer basically indemnifying the builder from mold issue (red flag). The builder argued, and stated standing water was normal that time of year, and that there were no problems. The inspector pointed out where the grade ran towards the home, and where it would leak back under the house. We made the decision to move onto the next house, and decided our earnest money was a lesson learned, and not to make the same mistake twice. Our realtor who was born and raised in Ft. Mill didn't let it go, and didn't want us to lose our earnest deposit. She provided us all the information we needed to raise our issue in small claims court, which we did. Of the $2500 dollar earnest money, we got most of it back short of a couple hundred dollars. We felt vindicated, and I often wonder about the poor family who came behind us and bought the same property. Mr. X who showed up in court in defense of the builder thought he had a Perry Mason moment when he told the judge that we backed out of the deal because we had purchased another property. What he didn't realize is that we were actually looking for 2 properties, not 1. One for my mother and one for us! That was likely a valuable lesson for him, don't listen to rumors!

So my best advice:

1. Always get the place inspected by a reputable home inspector.
2. If a mold indemnification form is pushed under your nose, be very cautious as you are signing away your rights (we learned this lesson).
3. If there is standing water, mildew and mold run as fast as you can in the opposite direction.
4. Better to lose your earnest money than to get stuck with a house rotting from the inside out.