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IFS Crew in Crawl Space with Crawl Drain

Crawl Space Repair & Encapsulation

It does not matter if you have a concrete crawl space, a dirt floor or a closed crawl space. Our highly trained crawl space technicians use patented, warranted products to keep your crawl space dry and protected.

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An unsealed and exposed crawl space can develop an extensive list of moisture-related problems over the years. This can result in high energy bills, mold and mildew growth, rotted floor joists, and wet insulation. In severe cases, your home’s structure may be at risk as well. For most situations, crawl space encapsulation is a multi-step process that addresses each aspect of moisture damage and prevention in your crawl space. At Indiana Foundation Service, our team has almost three decades of experience in solving even the most complex of crawl space problems. With our proven solutions, we can transform your crawl space from wet and dirty into a dry, clean, usable space.


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Causes of Crawl Space Damage

More than 50% of the air you breathe in your house comes from the crawl space. That means that whatever is in your crawl space also is in the rest of your home and affecting you and your family.

Air pressure also comes into play with air movement. Air flows from areas of high pressure to areas of low pressure. When there is a greater difference between indoor and outdoor temperatures, the more significant this airflow becomes.

Even though you can’t actually see airflow, it might help to see this in action to get a better understanding of the stack effect. The Cold Climate Housing Research Center has several informational YouTube videos, including “Your Northern Home: Stack Effect” that illustrates the stack effect. 

So, if there’s humid air or mold in your crawl space, it’s also in the air that is circulating throughout your home.  

Any kind of water in your crawl space is a bad sign. It can enter through open vents, porous block walls, the ground, and plumbing leaks and lead to a variety of problems. Water in damp, dark areas like crawl spaces attracts bugs and pests. It also can saturate and weaken wooden structural supports, lead to corrosion and rust on metal supports, and result in mold growth.

Coupled with water intrusion and outside air being ventilated into the crawl space, humidity is a major crawl space culprit. High humidity – any level above 50% – contributes to mold growth, unpleasant odors, failing support systems and more.

It’s common for crawl spaces to have high relative humidity and moisture. These conditions promote mold growth, especially on organic materials like wood and insulation. Moisture in the crawl space also can enter other areas of the home through wall, ceiling and floor cracks, and contribute to mold growth there. (Source: EPA)

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The process was great. First contact with Arron to the inspection/estimate visit from Connor was excellent. The crew who did the digging…

The process was great. First contact with Arron to the inspection/estimate visit from Connor was excellent. The crew who did the digging were amazing. Alex Andrew and Harley R were fantastic, on time, clean, respectful and answered all my questions. They explained the entire process before during and after, absolutely great crew. If you can request a crew for your job you can’t go wrong with the crew I had. Thank you for a wonderful job to all the above named individuals

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Doug C. was very helpful. On time and professional. Was very kind!

Doug C. was very helpful. On time and professional. Was very kind!

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Conner Avera, was amazing. Asked and answered questions that I had. Even asked questions that some other companies did not even ask. Was…

Conner Avera, was amazing. Asked and answered questions that I had. Even asked questions that some other companies did not even ask. Was very polite and not pushy. Very understanding. Would recommend them to friends and family.

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Eric D and his crew, Steven H and Chris K were assigned to my job. They were very courteous as well as conscious of my property. Eric kept…

Eric D and his crew, Steven H and Chris K were assigned to my job. They were very courteous as well as conscious of my property. Eric kept me informed of what was happening and asked if I had any questions several times throughout the process. I would highly recommend Eric and his team and will request them for any future jobs I have planned. Thank you Eric, Steven and Chris!!!

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I am so happy that I contacted Indiana Foundation. The crew that came to do the work:Nick Z, Dakota C, & Zach R. We’re very professional…

I am so happy that I contacted Indiana Foundation. The crew that came to do the work:Nick Z, Dakota C, & Zach R. We’re very professional and polite. They did the work In a timely fashion with no issues at all. Checked to see if I had any questions or concerns about any certain room ( I did) issues was looked at again and problem was resolved. They also guarantee their work.

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Christian R, Chad B, and Brian D all did a great job on our basement. They listened to my concerns and completed the job correctly.

Christian R, Chad B, and Brian D all did a great job on our basement. They listened to my concerns and completed the job correctly.

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I was pleased with Doug C professionalism! He explained things very well!

I was pleased with Doug C professionalism! He explained things very well!

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In 2017 Indiana Foundation installed wall anchors on 2 of my basement walls. The reason I chose this process was due to Keith Tinsman….

In 2017 Indiana Foundation installed wall anchors on 2 of my basement walls. The reason I chose this process was due to Keith Tinsman. Keith looked at my situation and was very honest, thorough, and extremely knowledgeable about basement foundations. We decided to use wall anchors as a preventative measure after detecting minor bowing of the basement walls. I completely trust what Keith says about my situation and feel good about what we have done. Keith is why I chose Indiana Foundation and will recommend them to others.

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Doug C did a thorough job assessing problem spots on our home, was fast with a quote, and was thoroughly professional. A really fantastic…

Doug C did a thorough job assessing problem spots on our home, was fast with a quote, and was thoroughly professional. A really fantastic job.

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Doug C did a foundation inspection for me today. He was on time, very knowledgeable and professional. I greatly appreciated the way he…

Doug C did a foundation inspection for me today. He was on time, very knowledgeable and professional. I greatly appreciated the way he explained the inspection process to me. Thank you so much!

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Indiana Foundation Service waterproofed our basement last year. Today was our one year inspection. We really appreciated the service…

Indiana Foundation Service waterproofed our basement last year. Today was our one year inspection. We really appreciated the service provided by Phillip and Joe C. They were both friendly and personable while also very professional and efficient. They took the time to explain what they were doing and how the plates work as they are tightened over time. Definitely some of the nicest home maintenance workers we have ever had. Thanks guys!

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We had to have our entire crawlspace redone due to water damage. Dane, Nate, and Brian came out to do the scheduled repairs, and they were…

We had to have our entire crawlspace redone due to water damage. Dane, Nate, and Brian came out to do the scheduled repairs, and they were on time and professional. Dane walked us through the progress each day so we were kept in the loop on the work being done. All 3 of them were so polite and personable! We would recommend them to anyone that needs the work done!

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Josh was friendly, knowledgeable and professional. He really knew his stuff and did a thorough job of inspecting our property and making…

Josh was friendly, knowledgeable and professional. He really knew his stuff and did a thorough job of inspecting our property and making recommendations for what to do and what to look out for in the future. Would highly recommend Indiana Foundation to others and have done so to a few of our friends.

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Doug C. was great. He came out and gave us a detailed estimate for the work we needed and sent everything over very quickly. He also got…

Doug C. was great. He came out and gave us a detailed estimate for the work we needed and sent everything over very quickly. He also got back with me very quickly with a follow up question I had.

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Eric D and Tyler L were very professional, answered any questions, on-time, worked hard the entire time here. If they had any questions…

Eric D and Tyler L were very professional, answered any questions, on-time, worked hard the entire time here. If they had any questions they checked before proceeding. They kept the area clean as they proceeded thru the job. They knew their job and had the skills to complete it with out wasting any time. Very competent in what they do. I would request them again if I ever need anymore work done.

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Joe and Phil came out for our annual service visit after Indiana Foundation waterproofed our basement two years ago. They were…

Joe and Phil came out for our annual service visit after Indiana Foundation waterproofed our basement two years ago. They were communicative and professional, efficient and thorough. I am pretty sure my dog wanted them to stay! Thank you!

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The crew that i had come out to my home was more that excellent. They were on time and responsive to my needs. Christian R. Was the job…

The crew that i had come out to my home was more that excellent. They were on time and responsive to my needs. Christian R. Was the job site manager and did his best to make sure everything was how i wanted it. The crew that was with him Chad B., Dillon A, and Travis R. Were extremely respectful with me and my family. They took the extra steps to make sure things were what I wanted. They all worked well together and was extremely impressed with how they kept the jobsite clean and my house clean as well. Would highly recomend this company and crew to anyone needing their services. If i do have any issues in the future i only have to make one call. Would also recomend this crew to any jobsite. Extremely knowledgeable and honest. Honesty is the key to any contractor coming into your home. Again thanks to the crew. It was a pleasure.

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Joe and Phil did a great job and thoroughly answered all of my questions. 5 star rating!

Joe and Phil did a great job and thoroughly answered all of my questions. 5 star rating!

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We had work done for a drain install in our foundation and a sub-pump. I have been burned several times with recent work to my house and…

We had work done for a drain install in our foundation and a sub-pump. I have been burned several times with recent work to my house and was skeptical when we hired this company. I can say that all my worry was for nothing. Charlie came out to give us an estimate, and although we were short on time we made it work and he ended up staying for a long time (even through making dinner for our kid) to ensure we understood. It never once felt invasive and he did not try to pressure us into buying the product. Our cats loved him as well which was an added bonus and made us feel better. When he left, we talked about how nice and kind he was and he did not seem like a sales person. He also answered our extra questions a couple weeks later as we were waiting on the install to happen. We again were hesitant with yet another crew that needed to come in our home and demo a bunch of things. There was no need for the worry. Shawn and Devan were fantastic. They were polite, super kind, patient with all of our questions, and their clean up was one of the best we have ever witnessed. Given the invasive nature of jack hammering foundation inside of a home, we expected a bunch of clean up after. However outside of the stuff we already know they could not put back (drywall, flooring, etc) it was perfect. We went though and swept up the rooms they had worked in an there wasn't even a dust pan full of debris they missed. They laid out plastic and used that to walk on and lay the cement chunks on ensuring none of my ceramic tile flooring was ruined. AMAZING! They cleaned up the front lawn after digging a trench and jack hammering up part of the side walk. The cement work they did was great. They were extra careful when digging and installing pipes in the flower beds. Which we appreciated. They left the area outside cleaner than when they arrived even coiling up my garden hose and assisted us in moving some extra dirt left from them digging to another location on the property. Shawn took the time to take us out back and explain what they could do to help the drainage issues in the back of the home. He was confidant in his explanations and understood exactly what needed to happen to improve this situation and ensure water was not an issue to the home in the future. There was again no pressure to have Indiana Foundation Service do this work. This was all above and beyond what they were required to do. They were polite and kind when we were talking to them and was able to laugh and joke with us as they worked. WHEN we have more work done with our drainage in the back of our home we will be calling this company again and requesting SHAWN AND DEVAN to do the work. What an asset they are to the Indian Foundation company. Indiana Foundation Service will have my loyalty in the future for all other needed repairs.

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Doug C provided me a quote after giving my crawl space a thorough inspection. He was friendly and explained the entire process to me in a…

Doug C provided me a quote after giving my crawl space a thorough inspection. He was friendly and explained the entire process to me in a way that way digestible.

Is Crawl Space Repair and Encapsulation the Right Solution for Me?

We are committed to helping you protect your most valuable asset – your home. That is why we only use the very best products that are tested and proven to keep your crawl space dry, safe, and healthy. The solutions we use are manufactured right here in the United States, and they carry longtime warranties. All these solutions are also designed to work together to give you the most bang for your buck and prevent any further problems such as mold, dry rot, and pests.

If you have a dirt crawl space floor, it’s important to isolate the rest of the home environment from the earth. The CrawlSeal™ moisture and vapor barrier does just that. This thick and durable liner, which is similar to a swimming pool liner, completely seals the crawl space. It is a true 20-mil liner rated above 25-mil strength at the seams, and it has been treated to resist mold and water. CrawlSeal™ is puncture-resistant and tough enough to crawl on because it is over three times the thickness of builder’s grade liner.

If you have any questions along the way, aren’t sure of where to start, or just want some advice, don’t hesitate to give us a call! We are committed to helping you create a safe and healthy home for your family.

FAQs

What comes to mind when you hear the term “crawl space?” Are you picturing a small door leading to a closet that’s perfect for kids playing hide-and-go-seek? Or are you thinking about attic space? 

What we’re referring to is the space underneath your house without full headroom, only enough space to crawl around – hence the name, crawl space. While not every single house has a crawl space, it is a common practice to build homes with this 1-3′ hollow area underneath the structure to elevate it off the ground. Dirt floors are the norm for crawl spaces, as it is cheaper than pouring concrete. Crawl spaces also house the “guts” of the home, as they are convenient places to have HVAC units, plumbing, duct work, and electrical wiring. (Source: Realtor.com

That being said, your crawl space could be harming the rest of your house and impacting the welfare of your loved ones. Crawl spaces typically are grimy, dank, intimidating areas with monsters like bugs, rodents and mold. Most people never venture into their crawl spaces because who in the world would want to be around those nasty conditions? It’s out of sight, out of mind, right? 

Having that outlook about your crawl space is what puts your health and your family’s health in danger. There could be more lurking under your home than you realize. That’s why it’s important to be aware of your crawl space conditions and to act soon if there is a problem. 

It all has to do with the way your house was built. There could have been a problem from day one. It is a common building practice to construct homes with crawl space vents. Building code has called for crawl spaces to have open vents for air drying purposes, but this is an outdated practice that is harmful to the house and its occupants. 

Some resources still encourage open crawl space vents, but the hard truth is that this is what causes a lot of problems under and throughout your home. Open vents are invitations that allow outside air, water and pests inside. Why would you want those things inside your house? 

More than 50% of the air you breathe in your house comes from the crawl space. That means that whatever is in your crawl space also is in the rest of your home and affecting you and your family. This is because air is drawn up through the house in a chimney-like pattern from bottom to top. This also is what is known as the stack effect

Now that you’ve read about the problems with most crawl spaces and their negative effects, don’t you think it’s time to fix them? There are so many reasons why addressing crawl space problems is beneficial, but here are a few major perks

  • Health – By properly waterproofing, sealing, and insulating your crawl space, you are taking a major step in improving the health of your home and family. If anyone in your house suffers from asthma or allergies, a cleaner crawl space can help prevent flare-ups and other sickness. If you choose solutions such as a dehumidifier, the air quality will be greatly improved throughout the entire home.
  • Structural Stability – Wet, damp crawl spaces with water and high humidity can have rotting and weakening support systems, which then leads to sagging and uneven floors. When you choose sturdy solutions to shore up the floors and floor joists, your home will be better supported and structurally sound.
  • Energy Efficiency – A crawl space that is sealed from outside elements and properly insulated does not require as much energy usage. Unvented crawl spaces are estimated to use 15 to 18% less energy for heating and cooling while reducing humidity by over 20% when compared to vented crawl space homes. (Source: Hunker – Code Requirements for Crawl Spaces)
  • Functional Space – When proper waterproofing and encapsulation measures are in place, your crawl space will be transformed into a more useable area! You will be able to store various belongings in the crawl space without worrying about any damage.
  • Real Estate Value – There are different factors that affect your home’s appraisal value, but structural integrity, water issues, and other problems such as with crawl spaces are important areas you need to be aware of. When selling your house, it is important to disclose any known past or current damage. This sets clear expectations regarding the quality and condition of the home. Indiana homeowners selling their house must fill out the Seller’s Residential Real Estate Sales Disclosure form to the best of their ability. Some areas of the form include noting any foundation problems; water or moisture problems in the basement or crawl space; and damage due to flood, termites, or rodents. 

After learning more about crawl spaces and how downright gross they can be, aren’t you motivated to take charge and transform this area of your home? You might be itching to head over to your local hardware or home improvement store to pick up repair supplies. But resist that urge.  

Crawl space repair is not a project you can just tackle on a weekend and be done with it, especially if your crawl space is in serious disrepair. Even if you are a handy jack of all trades, it’s best to leave these kinds of repairs to experienced professionals. Plus, when it comes to real estate transactions, things like quick fixes could raise red flags and you’d have to spend more time and money to fix them. 

Below are some highlights from a blog post from our friends and neighbors at Ohio Basement Authority in Columbus, OH. It further illustrates how crawl space repair is not a do-it-yourself undertaking. 

Worst advice we’ve heard about crawl spaces: 

  1. “What you don’t see can’t hurt you!”
    People typically have no clue that a crawl space can be wet, moldy, have wood rot, insects and rodents are living there, and that this air is being breathed in their home. 
  2. “Just put in some vents!”
    If it is raining or humid outside, all that moisture will get into the crawl space instead of going out. Vents also give insects and rodents great entry points into your home. 
  3. “Use pink insulation on the walls to prevent heat loss.”
    If any moisture gets into the crawl space, which it most likely will, it will ruin this insulation.
  4. “Just use a car jack!”
    Sometimes homeowners will use car jacks to “repair” the sagging floor above their crawl space. When it sinks again, they just jack it back up. This is NOT a good idea.
  5. “Use painter’s plastic to encapsulate.”
    As the name implies, painter’s plastic is for painters. It isn’t meant to keep mold and moisture out. 

Preventing dampness, humidity, and damage to your crawl space requires several measures to be taken. Proper maintenance and full waterproofing are your best bet if you want to ensure the long-term health and wellbeing of your property. 

Maintenance 

As is often the case, maintenance is crucial to ensuring the health of your property’s crawl space doors and vent covers, and of course the space as a whole. The seasons that are most likely to cause damage to your crawl space vent covers or doors are fall and spring. This may seem strange, but you must remember that it is rapid change that is most often responsible for damage to any surface. Rapid freeze-thaw cycles, for example, can wreak havoc on any home by causing the soil around it to expand and contract repeatedly. 

Catching the first signs of this damage can be tough when it comes to your crawl space – this area is so rarely traversed. However, if you make just a few changes to your property maintenance schedule you could have a hugely positive impact on your property. Checking all of your crawl space vent covers and doors when you walk the perimeter of your property to clear the gutters, for example, is all it takes to notice a damaged or loose door. If possible, you should also check the inside of your crawl space for damage on a seasonal basis. Check the health of your joists, the state of your insulation, and the condition of your vent covers. You should also look for signs of wood rot, mold formation, and damage to your wires and pipes. 

Waterproofing 

If you have to deal with structural damage in your property’s crawl space at some point, waterproofing really should be a part of the repair process, even if you have undertaken it the space in the past. After all, structural damage is very likely to cause damage to your insulation, drains, and moisture barriers. This can cause a huge amount of damage to your wider home as the partially intact waterproofing measures are likely to create a hothouse atmosphere that amplifies dampness and humidity, thereby exacerbating the issues at work. Dealing with your loose or damaged crawl space door or vent covers will likely require replacing them altogether; we recommend that you also invest in waterproofing measures. 

Replacing, upgrading, or installing crawl space waterproofing for the first time will have a hugely beneficial impact on your crawl space and property as a whole. Waterproofing will not only prevent mold formation and pest infestation but it will improve the climate of your whole property very quickly. The decrease in humidity will ensure that your HVAC systems work more efficiently, that the temperatures in your home are more stable, and the cost of your energy bills drops in the future. This makes waterproofing an excellent investment in the future of your home. 

We are committed to helping you protect your most valuable asset – your home. That is why we only use the very best products that are tested and proven to keep your crawl space dry, safe and healthy. The solutions we use are manufactured right here in the United States, and they carry longtime warranties. All these solutions also are designed to work together to give you the most bang for your buck and prevent any further problems. 

Here are the different ways we address crawl space problems, as well as the solutions we use and how they work: 

  • Address Leaking Water – If you have a crawl space that leaks or floods, we need to attack the water at the source. Water often enters crawl spaces through vents, porous block walls, and the ground. Our CrawlDrain™ drainage system is installed in the floor throughout the crawl space perimeter to catch seeping water.

    This water is then directed to drain into a sump pump system that will pump the water out of the crawl space and away from the home. Any of our SafeDri™ systems can be installed, but the SafeDri™ Pro Crawl Space Sump Pump is designed specifically with crawl spaces in mind. A FreezeGuard™ also can be attached to the exterior sump pump discharge line to prevent flooding if the line freezes or becomes blocked.
  • Seal the Crawl Space from Outside Elements – Your first line of defense in protecting your crawl space is to seal it from outside air, water and pests. Placing vent covers over any crawl space will prevent intrusion from unwanted crawl space nuisances. Our reliable crawl space doors and access wells also can be installed to replace older systems.

    If you have a dirt crawl space floor, it’s important to isolate the rest of the home environment from the earth. The CrawlSeal™ moisture and vapor barrier does just that. This thick and durable liner, which is similar to swimming pool liner, completely seals the crawl space. It is a true 20-mil liner rated above 25-mil strength at the seams, and it has been treated to resist mold and water. CrawlSeal™ is puncture-resistant and tough enough to crawl on because it is over three times the thickness of builder’s grade liner.

    Additionaly, drainage matting can be placed on the crawl space floor before encapsulating to further enhance the strength of CrawlSeal™, as well as help direct water to the perimeter CrawlDrain™ system.
     
  • Properly Insulate the Crawl Space – Instead of fluffy insulation that can easily fail and harbor mold and pests, we use rigid insulation panels in crawl spaces. These panels placed on crawl space walls will better insulate the crawl space and will not droop or develop mold like fiberglass insulation. The panels are moisture resistant, and an integrated termiticide is added to deter termites below grade. CrawlSeal™ also helps insulate the crawl space, and spray foam can be added to rim joists to seal gaps around the perimeter of your foundation. These insulation methods help prevent wood rot and enable termite treatments.
     
  • Condition the Air – Our powerful, yet energy-efficient dehumidifiers will clean and filter the air, control moisture and humidity, and reduce odors and the potential for mold growth. They also are self-draining, which means you don’t have to worry about emptying any reservoirs or buckets like with typical dehumidifiers. They can drain into the perimeter drainage system or sump pump, or a condensate pump can be installed.
     
  • Reinforce Support Systems – Wooden, metal, and even concrete support systems are susceptible to failure. To combat sagging floors, our IntelliJacks™ perfectly fit the bill. These supports may look like typical jack posts, but they are far superior. They are made of galvanized steel, making them more reliable supports that can stabilize and lift sagging floors and floor joists back to level. Each support jack has an allowable load capacity of more than 24,000 pounds.

If you have any questions along the way, aren’t sure of where to start, or just want some advice, don’t hesitate to give us a call! We are committed to helping you create a safe and healthy home!

Why Crawl Space Repair and Encapsulation is Needed

After reading about the problems that most crawl spaces face and the negative effects that they can have on your home, you may be wondering what needs to be done to fix them. There are plenty of reasons why addressing crawl space problems is beneficial, but here are some of the biggest perks:

Dehumidifier in crawl space

Better Air Quality

By properly waterproofing, sealing, and insulating your crawl space, you are taking a major step in improving the health of your home and family. If anyone in your house suffers from asthma or allergies, a cleaner crawl space can help prevent flare-ups and other sicknesses. If you choose solutions such as a dehumidifier, the air quality will be greatly improved throughout the entire home.

home for sale

Real Estate Value

There are different factors that affect your home’s appraisal value, but structural integrity, water issues, and other problems within your crawl spaces are important areas you need to be aware of. When selling your house, it is important to disclose any known past or current damage. This sets clear expectations regarding the quality and condition of the home. Indiana homeowners selling their house must fill out the Seller’s Residential Real Estate Sales Disclosure form to the best of their ability. Some areas of the form include noting any foundation problems; water or moisture problems in the basement or crawl space; and damage due to flood, termites, or rodents.

Series of installed IntelliJacks in Crawl Space

Structural Stability

Wet, damp crawl spaces with water and high humidity can have rotting and weakening support systems, which then leads to sagging and uneven floors. When you choose sturdy solutions to shore up the floors and floor joists, your home will be better supported and structurally sound.

Common Crawl Space Repair and Encapsulation Tips & Mistakes

Over the years, we’ve seen and heard a few things when it comes to crawl space repair. Here are some helpful tips and mistakes to avoid when you’re facing crawl space moisture damage.

Helpful Tips

Mistakes to Avoid

Find your service area

La Fayette, IN

Lafayette, IN

Foundation and water management problems are common in Lafayette and cause various damage, but local pros can help. IFS has world-class solutions that protect your most important asset.

Kokomo, IN

Kokomo, IN

Homes in Kokomo commonly experience water and foundation damage. Don't fret. The pros at Indiana Foundation Service have the best products to repair your home permanently.

Bloomington, IN

Bloomington, IN

Foundation damage and cracked concrete can wreak havoc on your home. The experts at Indiana Foundation Service know how to protect your home permanently.

Terre Haute

Terre Haute, IN

From wet basements to cracked foundations and beyond, our team at Indiana Foundation Service has seen and repaired them all. Let us help.

Indianapolis, IN

Indianapolis, IN

Wet basements, moldy crawl spaces, cracking foundations and concrete are common in Indianapolis homes, but they are destructive. Indiana Foundation Service has the best solutions to keep your home safe, dry, and stable.

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Our Locations

Indianapolis, IN

624 North Front Street
Whiteland, IN 46184

Kokomo, IN

2731 Albright Rd
Kokomo, 46902

Lafayette, IN

8 N 3rd St
Lafayette, IN 47901