Mold Remediation in Crawl Spaces

Indiana Mold Remediation does more work in crawl spaces than in any other area. Some people would wonder why we spend so much time under houses, and the answer is simple, mold is incredibly common there. We enjoy making mold laden, dirty crawl spaces healthy again. 

Mold becomes a concern in the indoor living environment as mold releases spores and other byproducts into the air. While new information is always being released, it is generally true that most proven health effects of mold exposure are allergenic in nature and are temporary meaning that they will usually go away once the individual affected is removed from the 'moldy' environment or the elevated amounts of mold are removed from that environment. Also, while some individuals are highly sensitive, most healthy adults are highly resilient to mold exposure even when high levels of contamination are present. Mold is only a considered a concern by most indoor environmentalists when the concentrations found within the living area exceed that of the outdoors at any given time or the speciation (type) is different within the home than outside. Several guidelines are now in place for the cleanup and treatment of mold including the EPA's, (Indoor Air - "Mold Remediation in Schools and Commercial Buildings") and the New York City Department of Health's, among others. With these and other guidelines the primary concern is for the effective removal or cleaning of mold damaged items and building materials and the occupational safety for those workers performing the cleanup. 

While these guidelines are essential for the remediator, they fall short of specific advice or guidance with regards to the non-living areas that surround the indoor environment. We would like to address specifically the concerns present when mold is found in the crawl space of a home and to make recommendations for the reasonably appropriate handling of its removal and/or treatment. Some contractors simply handle the crawl space in the same manner that the living space would be addressed. While this is certainly not detrimental to the indoor environment of the home, it may be more protection and expense than is truly necessary. 

Recommendations for Remediation

Based on years of experience, Indiana Mold Remediation offers the following service choices with regards to the treatment and/or cleanup of mold in/from these areas. One of these three options will address the concerns present in most crawl spaces. In cases where insulation is present, it would need to be removed. Insulation removal is about $.50 per square foot to remove and haul offsite. In most of the scenarios that we encounter, some form of ground cover needs to be installed or reinstalled following removal. A standard plastic vapor barrier can be installed for as little as $.25 per square foot with other work. 

OPTION #1: Fungicide treatment only which is not mold removal.

The application of appropriate fungicides can kill existing mold and help to prevent it from growing in the future. The moisture source causing the mold to grow should be ascertained and corrected, although it is not necessary that this be done prior to the treatment. This option should not be chosen if the crawl space is to be isolated and put under climate controls (i.e. air conditioned, dehumidified). Dead mold, while still capable of causing allergic reactions, will not continue to produce new colonies nor the byproducts of its life cycle. A typical fungicide application includes the following steps:

• A fungicide labeled for such use would be applied by a licensed applicator per the product label. The fungicide used is labeled as a wood preservative and will help prevent future growth.
• A new vapor barrier may be installed if requested or needed. 

COST: (standard prices)

• Approximately $.50 -$.75 per square foot for fungicide treatment. (1500 sq. ft. crawl space would be about $750-$1125)
• Approximately $.25 per square foot for a vapor barrier if needed or requested. (1500 sq. ft. crawl space would be about $375)

OPTION #2: Cleaning Treatment and Fungicide Application

This option incorporates a powerful cleaning agent and process that Indiana Mold Remediation has been working on for several years. It is often the case that the staining that remains from mold growth on wood poses an ongoing resale concern, even after mold has been effectively killed or cleaned. Some contractors have been using sealants to cover up this problem, but our cleaning treatment helps to prevent the need for this practice. It is generally a bad idea to seal structural lumber for any number of reasons, and the presence of clean visible wood is generally a preferred presentation to future home inspectors. We are proud to offer this option as a truly innovative process that keeps the cost of remediation to a minimum and still resolves what can be a very large problem. A typical cleaning treatment and fungicide Application includes the following steps:

• A negative pressurization will established in the crawl space relative to the home 
• Indiana Mold Remediation's proprietary cleaning solution will be applied to all wood surfaces. 
• A fungicide labeled for such use will be applied by a licensed applicator per the product label. The fungicide used is labeled as a wood preservative and will help prevent future growth.
• A new 6 mil plastic vapor barrier will be installed

COST: standard prices (a minimum may apply)

• Negative pressurization: included (most crawl spaces)
• Approximately $.50 per square foot for Cleaning Treatment. (1500 sq. ft. crawl space would be about $750)
• Approximately $.50 per square foot for Fungicide Application
• Approximately $.25 per square foot for a vapor barrier

OPTION #3: Media Blasting with Soda, Cleaning Treatment and Fungicide Application

The third option physically removes mold from the wooden structural members. Media blasting with soda (like sand blasting) is used to 'sand' the mold from floor joists and decking. Since the introduction of our cleaning treatments, Indiana Mold Remediation has found few instances where blasting would be required. However, if mold removal at the highest possible level is desired, or if there is a requirement from an insurance carrier or environmentalist in place, this could be the best option. Although in conjunction with blasting some contractors insist that a thorough cleaning of the area is recommended, Indiana Mold Remediation does not feel it is necessary as it would be on the interior of the home. Mold laden blast media is allowed to settle to the floor with the small amount of removed wood which is then covered with a new vapor barrier (plastic sheeting) to contain the mold to the ground where it is no longer an issue. There are cases when this would not work and a more thorough cleanup would be required, but it is generally the case. Following blasting, the chemical cleaning treatment in Option #2 and the Fungicide in Option #1 are generally used to finalize the area. A typical media blasting project includes the following steps:

• A negative pressurization will established in the crawl space relative to the home can be established to aid in the prevention of cross contamination into the home.
• All wooden structural surfaces will be blasted utilizing soda to remove visible mold. 
• Indiana Mold Remediation's proprietary cleaning solution will be applied to all wood surfaces. 
• A fungicide labeled for such use will be applied by a licensed applicator per the product label. The fungicide used is labeled as a wood preservative and will help prevent future growth.
• A new 6 mil plastic vapor barrier will be installed

COST: standard prices (a minimum may apply)

• Negative pressurization: included (most crawl spaces)
• Approximately $2.00 per square foot for Media Blasting. (1500 sq. ft. crawl space would be about $3000) 
• Approximately $.50 per square foot for Cleaning Treatment.
• Approximately $.50 per square foot for Fungicide Application
• Approximately $.25 per square foot for a vapor barrier

While there are many different scenarios and solutions that can be applied to crawl spaces, these are the three options that we most often utilize to resolve problems. Pricing is listed to make your decision making and planning easier, sometimes things are a little more expensive, sometimes they are less. Contact us about your specific concerns and requirements and we will try to work out a plan that provides you with the best solution that fits within your budget.