Insulation Below Pier and Beam Homes Presenter: Gordon Fox Fox Inspection Group Providing Peace of Mind, One Home At A Time, Since 1989 Helping You, Help.

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Presentation transcript:

Insulation Below Pier and Beam Homes Presenter: Gordon Fox Fox Inspection Group Providing Peace of Mind, One Home At A Time, Since 1989 Helping You, Help Others, Live The American Dream

Insulation Installed on Bottom Side of Floors on Pier and Beam Homes ► Required by City of Houston ► Must Comply with Energy Building Code ► To Obtain (CO) Certificate of Occupancy ► Must Have CO to Connect Utilities

What We Observe ► Elevated moisture readings of sub flooring lumber in areas covered by insulation vs. lumber exposed (where insulation has fallen down) on same house ► Cupped wood flooring ► Wood rot

End Results ► Observed batt insulation installed on the bottom side of flooring in the crawl space below this home. Like most things in life, there are pros and cons to this particular situation. The most obvious pro is the increased energy efficiency and is in fact a code requirement for new and recently constructed homes to have insulation installed below the floors. The new home builder cannot obtain a certificate of occupancy which allows utilities to be turned on unless this code required insulation is installed However,

► it is our experience and that of some builders, that insulation installed in this manner has a tendency to hold / retain excessive moisture and on multiple occasions this condition appears to be a primary or at least a contributory cause of not only warping of the interior wood floors but in extreme cases we have found structurally significant wood rot and/or fugal growth to wood framing members below the home once the insulation is removed allowing visual inspection. Therefore in an abundance of caution,

► we recommend our client consider the removal of insulation installed below the home, inspection for and repair of any wood rot or moisture damage if found, and installing a vapor barrier on the ground to minimize ground moisture from entering the crawl space.

Open Discussion Please with any questions you may have

Fox Inspection Group ► Providing Peace of Mind, One Home At A Time, Since 1989 ► Helping You, Help Others, Live The American Dream ► ►