Crawl space water damage in Olympia, WA is one of the most common calls restoration companies get between November and March. Many homes in Olympia, Lacey and Tumwater are built over a vented crawl space rather than a slab, and the long wet season keeps the soil under them damp for months. Through our referral line (opening soon), you can be connected with an independent restoration company that pumps out standing water, removes wet insulation and dries the space under your floor.
Where crawl space water comes from
- High groundwater. In parts of Thurston County, a thin layer of permeable soil sits over hardpan. After weeks of rain, the water table rises and has nowhere to go. Thurston Regional Planning Council notes that groundwater flooding in flat areas can stand for months.
- Roof water. Gutters that overflow and downspouts that empty right beside the foundation send water straight into the crawl space.
- Grading. Soil that slopes toward the house instead of away from it.
- Plumbing leaks. Supply and drain lines run through the crawl space, and a slow drip can go unnoticed for weeks.
- Frozen pipes. Lines near vents split during cold snaps. See burst and frozen pipes.
Signs of a wet crawl space
- A musty or earthy smell inside the house, often worse when the heat runs.
- Floors that feel soft, cold or springy, or hardwood that cups.
- Higher indoor humidity or condensation on windows.
- Insulation hanging down or lying on the vapor barrier.
- Water pooled on top of the plastic vapor barrier, or the plastic floating.
How restoration crews dry a crawl space
Crawl space work is tight, dirty and dark, and it is different from drying a room. A typical sequence is:
- Inspection. The crew checks the depth of water, the source, the condition of the vapor barrier and moisture levels in the joists and subfloor.
- Pumping. Standing water is pumped out, often to a point well away from the foundation.
- Removing wet materials. Soaked fiberglass insulation is usually pulled from the joists, because it holds water against the wood. A torn or flooded vapor barrier may be removed too.
- Drying. Dehumidifiers and air movers run under the house. The crew records moisture readings in the joists and subfloor until they return to normal.
- Next steps. Once dry, new insulation and vapor barrier go in. If the source was groundwater or drainage, a drainage contractor may be needed so it does not happen again.
When the water table is the problem
If groundwater is rising up through the soil, pumping alone may only help for a while. Thurston County advises that sandbagging does not stop high groundwater, because the water rises equally on both sides of the bags. In those areas, longer-term fixes such as sump pumps, perimeter drains and grading are worth discussing with a drainage specialist. A restoration company can still remove the current water and dry the framing so it is not sitting wet.
Mold and wood rot risk
The U.S. EPA says the key to mold control is moisture control, and advises drying wet materials within 24 to 48 hours where possible. A crawl space that stays wet for weeks puts the floor joists and subfloor at risk of mold growth and, over a longer time, wood decay. If you already see growth on joists, read our mold after water damage page.
What to tell the restoration company
To reach a crawl space crew, email info@olympiawaterdamagewa.com while our phone line is being set up. Mention the ZIP code, whether you can see standing water, how you get into the crawl space (a hatch inside or an access door outside), and whether it has happened before. That helps the company bring the right pumps and dehumidifiers.
Common questions
Is a little water in the crawl space normal in Olympia?
Some dampness on the soil in winter is common, but standing water, a vapor barrier holding puddles, wet insulation or a musty smell in the house are signs of a problem. Water left under a home for weeks raises humidity in the framing above and can lead to mold and wood damage.
Can a sump pump fix a wet crawl space?
A sump pump can remove water that collects in a low spot, and it is common in high groundwater areas. It works best combined with good drainage around the house, gutters and downspouts that carry roof water away, and an intact vapor barrier. A restoration crew can pump out the current water first.
Does insurance cover water in a crawl space?
It depends on the source. Water from a burst pipe under the house is often covered as sudden damage. Groundwater seeping in or surface water from heavy rain is usually treated as flood or seepage and excluded from homeowners policies, though a flood policy may help. Check with your insurer.
How long does it take to dry a crawl space?
After the water is pumped out and wet insulation removed, drying commonly takes several days to a couple of weeks, using dehumidifiers and air movers under the house. If the soil is still saturated from high groundwater, the crew may need to wait for the water table to drop.
Sources
Facts on this page come from these public sources. Rules and figures change, so check the source before you rely on them.