WATER & MOISTURE IN A HOME!

*The most significant aspects of a property, simply because of the direct and indirect damage that moisture and pond water can have on the home structure. More damage has probably resulted from moisture and expansive soils than from most natural disasters,and for this reason we are particularly diligent when we evaluate site conditions.In fact, we compare all sites to an ideal. In short, the ideal property will have soils that slope away from the house, and the interior floors will be at least several inches higher than the exterior grade. Also, the residence will have gutters and downspouts that discharge into area drains with catch basins that carry water away to hard surfaces.If a property does not meet this ideal, or if any portion of the interior floor is below the exterior grade, we will not endorse it, even though there may be no evidence of moisture intrusion, and recommend that you consult with a grading and drainage contractor.We have discovered evidence of moisture intrusion inside homes when it was raining that would not have been apparent otherwise.

Mold-The growth of mold is caused by excessive moisture conditions, often accompanied by a lack of adequate ventilation. What you presently see on wall surfaces may be an indication of additional mold within the wall and ceiling cavities. Therefore, mere cleaning is not the way to resolve the problem. To determine the extent of the mold infection in your home, have a mold survey performed by a qualified professional.Uncontrolled moisture in a building envelope rapidly degrades structural materials and insulation.Biological GrowthBiological problems in buildings require three basic conditions.

First,there must be moisture of 20% by weight on most wood products (including the paper backing on gypsum wallboard),and the temperature range must be between about 40o F and 100o F.

Second, there must be fungal spores or bacteria available to initiate the growth of biologicals in the building. Fungal spores or bacteria are fairly widespread and almost always present in the air. Third, there must be a nutrient source. Materials made of wood provide food for biological growth.To prevent biological problems, particularly fungal growth, it is essential to keep the materials in the frame of the building dry.

MOISTURE-Two Kinds of Moisture
liquid and vapor forms. Vapor is very tiny droplets of water suspended in air. The amount of water vapor in the air is measured as relative humidity.
High humidity means lots of water in the air.Even in dry climates it's not uncommon for 10 gallons of water a day to enter a crawlspace through evaporation
from the soil. This amount can be far higher if the homesite is in a wet climate, above a spring, an underground stream or has a high water table. Moisture
intrusion of the crawlspace may be seasonal or may only be a problem when annual rainfall is unusually high.

WHY MOISTURE IS A PROBLEM-Mold
Mold is actually a fungus. There are many different kinds of mold fungi and they're found everywhere on earth, in almost every environment, including inside our bodies. In many situations they are not only harmless, but necessary for life to proceed normally.When moisture levels in a material approach 20%, fungi begin to become active. The more moisture available, the more active fungi will be and the faster fungal colonies will grow. As moisture levels drop, fungal activity slows and when moisture levels drop below about 20%, activity stops.

Here are the two main ways in which fungal activity is a problem...High spore concentrations in indoor air: Fungi reproduce by releasing spores. Spores are like microscopic seeds which produce new fungi. With moisture intrusion, spore concentrations in indoor air can reach levels unhealthy for those with weak immune systems, allergies, asthma or lung disease.Decay fungus. Some types of fungus consume material in wood cells, deteriorating these cells and producing what we call wood decay or rot.
 

Erosion-In some cases, especially in situations in which the surfaces around the home slope toward the foundation, surface runoff may wash soil from beneath the foundation. This can result in excessive stress being placed on the affected areas.

Foundation Damage-Moisture may cause soil beneath the foundation to expand and contract. This can exert tremendous force and can actually crack or break a foundation. It can do this in two ways...Freezing: Because water expands when it freezes, soil containing a high percentage of moisture may expand enough to damage home foundations.Swelling: some kinds of soil contain clay particles which expand to many times their original size as they absorb moisture. Soils with a high percentage of these particles can expand enough to damage foundations. They're called "expansive soils".
 

SOURCES OF MOISTURE INTRUSION-Because moisture can move through concrete, soil, air and many other materials, it's very good at getting into your crawlspace...From outside the home -Surface runoff: Rain or snowmelt is moved by gravity down through the soil until it meets a layer through which it can't pass.It then begins to move laterally. It can enter the crawlspace... Through the foundation walls (called diffusion)
 
Under the foundation walls (called seepage) From beneath the home Rising groundwater: Groundwater is underground water that is always there. It often rises and falls seasonally. The top surface of groundwater is called the "water table".From inside the home leaking pipes. Crawlspaces are full of water pipes which eventually leak. Until leaks are noticed and fixed, this water will probably live in your crawlspace... unless it decides to move around... and it can move around.