How Much Does Crawl Space Encapsulation Cost?
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High levels of moisture and humidity in crawl spaces can damage structural elements and increase the risk of mold growth. Crawl space encapsulation costs $1,500 to $15,000, with a national average of $5,500.
- Typical Range: $1,500 to $15,000
- National Average: $5,500
For decades, homeowners were told crawl spaces had to be vented to encourage fresh air to circulate beneath the home and keep humidity from building up. While that worked—to an extent—it didn’t do much to protect the underside of the flooring system in regions that see high humidity levels. In those areas, the humidity of the outside air is the same as the humidity in the crawl space.
The purpose of crawl space encapsulation is to keep the home’s floor system dry and healthy by completely blocking humidity. Crawl space encapsulation costs range from around $1,500 for small crawl spaces up to as much as $15,000 for encapsulating a large crawlspace or one that needs repairs. The national average cost of encapsulating a basement is $5,500. A home is only as sound as its foundation, so encapsulation—especially if you live in a humid region—will be an investment in your home’s lifespan.
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What Is Crawl Space Encapsulation?
Crawl space encapsulation is the process of sealing the underside of the house to keep moisture away from the floor joists and the subflooring. It can be accomplished using several methods and materials. The difference between sealing a foundation and crawl space encapsulation is that traditional foundation sealing is done outside the foundation walls. In contrast, encapsulation takes place on the interior of the crawl space.
While the national average cost of encapsulating a crawl space is $5,500, this figure will vary between communities based on several factors. This is a project best left to professional foundation contractors since errors here could result in trapping moisture that could damage the structure. When considering crawl space encapsulation pros and cons, it’s essential to factor in the project’s cost versus the benefits. In most cases, the benefits will outweigh the price.
Factors in Calculating Crawl Space Encapsulation Cost
Crawl space encapsulation is limited in scope, meaning it’s restricted to just the area beneath the house. But the final cost is dependent on multiple factors, such as the quality of the materials used, the size of the crawl space, whether a permit and inspections are necessary, and if other procedures are required to protect the foundation. The contractor who does the work will examine the existing crawl space and recommend a specific material. The contractor will also determine whether the crawl space should also be insulated. Homeowners can generally expect to pay between $3 to $7 per square foot for the project.
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Materials and Labor
The total cost of materials and labor to complete a crawl space encapsulation ranges from $1,500 to $15,000. That vast price difference is due to the going cost of labor in a community and the quality of the materials used—for example, installing a single thin layer of plastic liner will run less than installing multiple layers or adding a draining system.
Crawl Space Size and Condition
Before a crawl space can be sealed, it must be free from debris, and it should be in good structural condition. Repairs can cost anywhere between $1,500 and $15,000, depending on the extent of the fix required.
Permits
Many communities require pulling a permit for crawl space encapsulation projects because if they’re done incorrectly, they could negatively impact the home’s structure. The cost of a permit varies from community to community but, in general, will run from $100 to $250. When a contractor takes out a permit, the information is recorded on the homeowner’s property details so the county can maintain a record of improvements.
Inspection
When a permit is required to do the project, an inspector will probably schedule a time to come out and look at how well the contractor has performed the work. The cost for this type of inspection is typically included in the cost of pulling the permit.
If homeowners are unsure whether crawl space encapsulation is necessary, they can have a contractor come out and inspect the space. These inspections are often free.
Foundation Waterproofing
If the crawl space foundation is currently leaking or has multiple cracks, the contractor may recommend waterproofing it, adding about $4,600 to the project. Waterproofing runs the gamut in price because no two foundations are identical. If the foundation is in decent shape, it could cost as little as $600, but if waterproofing requires installing gutters or drain tile, the cost could exceed $10,000.
Wall Insulation
In some areas, insulating the crawl space makes sense to help maintain a uniform temperature and reduce the risk of sweating in the crawl space. Installing batt insulation runs an average of about $300 to insulate a large crawl space and is the most cost-effective material. In contrast, spray foam insulation can run from $0.50 to $1.50 per board foot. A foundation contractor can recommend the best type of insulation for your home and budget.
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Vapor Barrier Installation
The vapor barrier is the most crucial element in crawl space encapsulation projects because it blocks humidity and moisture from coming into contact with the underside of the home. The cost of a crawl space moisture barrier ranges from about $0.50 to $0.70 per square foot, depending on the quality and thickness of the barrier. Thickness is measured in millimeters, and the thicker the vapor barrier, the more it will cost.
Vent Sealing
All existing crawl space vents must be sealed to ensure dryness in an encapsulated crawl space. Other gaps and air leaks into the crawl space must be sealed as well. Covers for crawl space vents are relatively inexpensive, running about $15 to $22 apiece. The typical crawl space has one vent for every 150 square feet of interior crawl space.
Drainage System
Encapsulation of the crawl space will keep humidity from the underside of the house. Still, if water is pooling around the bottom of the foundation, it could eventually cause the foundation walls to shift. If it’s necessary to collect the water and pump it away, a sump pump may need to be installed. The average cost of installing a sump ranges from $650 to $1,800, with most homeowners paying about $1,300.
Dehumidifier
In homes in very humid regions, adding a dehumidifier may be necessary to keep the crawl space air dry. Installing a dehumidifier will add $800 to $1,200 to the final cost. If a dehumidifier is called for, it may also be necessary to install a sump pump because a dehumidifier removes water from the air, and the water needs a place to discharge.
Additional Costs and Considerations
Like basements, crawl spaces can host many unsavory things, such as insect and rodent infestations or extensive mold growth. Existing problems must be addressed before the foundation contractor can seal the crawl space against moisture and humidity. Depending on the type and extent of the issue, it will undoubtedly increase the final cost.
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Drainage, Repair, and Cleaning
Water and foundations don’t mix, and in some cases, improving drainage will be more extensive than just installing a sump pump. It could involve repairing foundation cracks at the cost of $2,025 to $7,100 on average or installing a complete interior drain system for $700 to $5,200. If the house needs new gutters and downspouts (to carry water away from the foundation), it could add an average of $1,050.
Pest and Mold Removal
Pests, whether rodents or bugs, should be removed before encapsulation. The same holds for mold. If these problems are not fixed, they could become worse hidden under the vapor barrier. Mold and pest removal runs from $500 to $6,000, depending on the extent of the problem.
Finishing
It will cost between $40 and $100 per square foot to convert a crawl space into a finished area. The price will depend on the accessibility, size of the crawl space, and amount of encapsulation needed. A finished crawl space can increase a home’s property value and be more attractive to potential buyers.
Do I Need a Crawl Space Encapsulation?
High humidity levels in a crawl space can lead to several problems. If you’re experiencing any of these issues or live in a region where the humidity is high, you might want to consider encapsulation.
“Sweating” Windows
When moisture builds up on a home’s windows and runs down, it indicates high humidity levels in the house. This can result from several issues, but if moisture is entering the home through the crawl space, that’s the likely culprit. Running a dehumidifier will stave off interior damage, but consider encapsulation for a long-term fix.
Mold and Pest Problems
Mold thrives in a damp environment, but it’s not the only thing that likes moisture—termites and other pests also like it. A wet crawl space with pooling water will attract all manner of rodents and bugs who don’t have to travel far to get a drink, and the longer the moisture problem exists, the bigger the infestations can become.
Need crawl space encapsulation?
Maybe it's time to call in a pro. Get free, no-commitment estimates from experts near you.