Crawl Space Less than 18 Inches

[RSW]

I have been doing FHA appraisals since 1995 and have never ran into this simple problem before. I have a subject that has a crawl space that is less than 18 inches high. The handbook states that there must be adequate access to the crawl space; the appraiser must be able to access the crawl space for inspection. Access is defined as ability to visually examine all areas of the crawl space. Specifically, the minimum distance is 18 inches... If these requirements are not met, mark yes in the vc-8 and prepare the appraisal "as repaired" subject to repair of the deficiency. I know we don't use the vc sheets any more. My question is: If the crawlspace is less than 18 inches do we complete the appraisal report or return it to HUD incompleted?

 

[Lee Lansford]

The "rule" that the crawl space must be 18" deep is but a guideline. There must be adequate clearance to access the plumbing lines that are in this area.

 

[Mike Millson]

After you disclose the details, it becomes an underwriter decision. Your job is done

 

[Cigar]

The building codes require 18" clear to the "joists" and "12" clear to the girders under the joists. In the 50s many tract builders developed a cheaper way to build, they eliminated the joists altogether, ran the girders on 4' centers and sheathed the subfloor with 1½" T&G material, legally reducing clearance to 12". In the 50s the plywood industry didn't want to lose business so the developed 1 1/8" T&G plywood engineered to span the 4' centers of the joists, lots of rattling dishes in china closets as people walked across the ply subfloors, lots of cracking tile on larger ceramic tile floors, and real problems with grand pianos when one of the three legs was placed mid-span on the plywood, but all quite code compliant then - and now. Besides a "cheaper" method of construction, another advantage cited by the builders is keeping the home profile lower for ranch style homes without building on a slab on grade.

 

[RSW]

Thanks, I know what to do now. Never had this type of problem before.

 

[CANative]

Ha! Beat Rex to it.

From revised Appendix D...

• Check the distance from the bottom of floor joists to ground. Space should be adequate for maintenance and repair. A minimum distance of 18 inches from the ground to the bottom of the joists is highly recommended but not mandated.

 

[Mike Boyd]

The building codes require 18" clear to the "joists" and "12" clear to the girders under the joists. In the 50s many tract builders developed a cheaper way to build, they eliminated the joists altogether, ran the girders on 4' centers and sheathed the subfloor with 1½" T&G material, legally reducing clearance to 12". In the 50s the plywood industry didn't want to lose business so the developed 1 1/8" T&G plywood engineered to span the 4' centers of the joists, lots of rattling dishes in china closets as people walked across the ply subfloors, lots of cracking tile on larger ceramic tile floors, and real problems with grand pianos when one of the three legs was placed mid-span on the plywood, but all quite code compliant then - and now. Besides a "cheaper" method of construction, another advantage cited by the builders is keeping the home profile lower for ranch style homes without building on a slab on grade.

Good historical background, Cigar.

 

[Riick]

The "rule" that the crawl space must be 18" deep is but a guideline. There must be adequate clearance to access the plumbing lines that are in this area.

Now the way *I* heard it was that termite technology stopped at 15" - they don't build mounds any higher.
However, can't find any support for this on the WWW.
Now.... who was that instructor?

 

[Mr Rex]

I have seen termite mounds that reached the floor joist in a crawlspace about 28-30 inches high. They not only start from the ground up, they will also build tubes from the wood down to the ground once they are in the wood.

 

[CANative]

These termite mounds are more than the standard 28" mounds.