Removing Plastic Sheeting in Crawlspace May Add to Mold Problems
Q: DEAR BARRY: A plumber has confirmed that we have mold in the crawlspace under our house, which is two years old. According to a plumber, the mold was caused by the heavy black plastic that has been placed on the wet soil beneath the building. He suggested removing the plastic, drying out the dirt and running a fan to circulate the air. There are six vents in the foundation and all are open. There is also a sump pump to remove excess ground water. Do you agree with the plumber's evaluation? If not, what do you recommend? -- Delpha
A: DEAR DELPHA: Plumbers are experts in water supply, gas supply and waste-water systems, not issues that involve mold or ground-water drainage. Covering wet soil beneath a building is an accepted method for reducing air moisture and condensation that could lead to mold or fungus infection. If moisture is causing mold, removing the plastic could make the condition worse by increasing humidity beneath the building.
The proper action is to leave the plastic where it is, while increasing the number of vents around the house. Make sure that these vents are on opposite sides of the building, if possible, to promote cross-ventilation. If the vents are not sufficient to prevent condensation, add vent fans.
It would also be advisable to have the property evaluated by a geotechnical engineer to determine the cause of ground moisture beneath the building and to recommend the best way to reduce this moisture.
DEAR BARRY: One of our neighbors is preparing his home for sale, but we don't like what he's doing. He asked me how to cover up and conceal some severe cracks in the laundry room and bathroom walls. His house sits on a hillside and the foundation is cracked. He also wanted to know if there was any way to redirect water runoff that drains into his garage. It seems to me that he is hiding problems, rather than repairing or disclosing them. I feel bad knowing that some buyer -- my future neighbor -- will get stuck with some expensive problems. Should I inform his real estate agent to make sure all these defects are disclosed? -- Neal
DEAR NEAL: What your neighbor is contemplating is illegal as well as unethical. State laws require disclosure of all conditions that could be of concern to a buyer. If he does not fully disclose these defects, then when he signs the state-mandated disclosure form, he will do so knowing that the statements in it are false. That could probably be regarded as fraud.
I share your concern for unsuspecting buyers and have received e-mails from many who have been hurt this way. For some, the consequences have been devastating financial loss.
If you decide to inform the agent, make sure that the neighbor doesn't learn of your disclosure and make trouble for you.
Barry Stone is a professional home inspector. If you have questions or comments, contact him through his Web site, www.housedetective.com, or send mail to 1776 Jami Lee Ct., Suite 218, San Luis Obispo, Calif. 93401.
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