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CLOSED CRAWL SPACES

DO DOUBLE DUTY
A field demonstration project in North Carolina shows that
this robust moisture control method also offers significant
energy savings.

BY CYRUS DASTUR
AND BRUCE DAVIS

W all-vented crawl spaces are


widely used in building con-
struction throughout North
America. Approximately 200,000 new
homes are built on crawl spaces every
year, and an estimated 26 million such
homes are already in existence.They are
cheap to build; functional in terms of pro-
viding a level foundation for flooring on
sloping sites; and popular as spaces in
which to locate plumbing, ductwork, and
heating and air conditioning systems.

ADVANCED ENERGY
Unfortunately, wall-vented crawl spaces
can also host a variety of serious moisture
problems. Closed (also called sealed or
unvented) crawl spaces represent both a Closed crawl spaces represent both a new business opportunity and a risk management tool for many
new business opportunity and a risk man- different stakeholders in the construction industry.
agement tool for many different stake-
holders in the construction industry, from
pest management companies to building ious crawl space ventilation and insula- fingers crossed against the possibility that
performance contractors and foundation tion strategies affect moisture levels and the moisture solutions might actually
specialists.As complaints and legal action energy use in houses in the southeastern cause an increase in energy consump-
related to mold growth in homes have United States.Another primary goal of tion.We were pleasantly surprised when
increased, homeowners, tenants, and the this research has been to demonstrate measurements showed the techniques to
construction industry have become much practical, easily transferable, and clearly be very beneficial for both moisture
more aware of the need to control mois- understandable crawl space construction control and energy efficiency.
ture in homes.This awareness is prompt- techniques that would solve a multitude
ing a growing number of owners and of moisture problems and would be at Experimental Setup
builders to invest the additional time and least energy neutral; at best, we were
money required to install closed crawl hoping to reduce energy consumption The 12 homes studied in this project
spaces in both new and existing homes. for space conditioning.When the project are located in the same development in
In response to these growing con- began in the fall of 2001, we did not Princeville, North Carolina. Six houses
cerns,Advanced Energy has undertaken know whether the interventions would are built, side-by-side, on each side of one
a multiyear effort to document how var- show energy savings. Some of us had our street.All are the same size—1,040 ft2—

HOME ENERGY • 2005 SPECIAL ISSUE www.homeenergy.org 1


foundation wall, stopping 3 inches from
the top of the masonry to provide a ter-
mite inspection gap. The seams of the
liner are sealed with fiberglass mesh tape
and mastic, and the edges are sealed with
mastic and mesh tape to the foundation
wall or intermediate piers. The liner is
mechanically secured to the soil with
turf staples and to the foundation wall
with a furring strip.
Mechanical drying in the closed crawl
spaces is provided by a 4-inch duct that
delivers 35 CFM of conditioned air to the
crawl space from the supply plenum
whenever the air handler is running. As
designed, the extra air simply exfiltrates

ADVANCED ENERGY
through the crawl space perimeter wall.
No fan-timing or fan-cycling controls are
used in the mechanical system, and no
We outfitted all 12 houses with electricity submeters to record exact energy consumption by each stand-alone dehumidifiers are used for
home’s package unit heat pump system. moisture control.A balancing damper per-
mits adjustment of the flow, and a back-
flow butterfly gravity damper with a
with the same floor plan and window of filtered fresh air is mixed into the nonmetallic hinge prevents movement of
schedule.The development was built on return airstream, conditioned, and then air from the crawl space into the supply
controlled-fill soil to elevate it above the distributed to the house. No fan-timing plenum when the system is off.
100-year floodplain, which added to the or fan-cycling controls are used in the Four of the closed crawl spaces are
uniformity of the site soil conditions, and mechanical system. insulated with R-19 kraft-faced fiberglass
each home site was graded to provide The four control houses have conven- batts in the floor, and the other four are
proper drainage. tionally vented crawl spaces, with 11 8 insulated with 2 inches of R-13 foil-faced
The study homes are broken into inch x 16 inch foundation vents. Each polyisocyanurate foam on the perimeter
three groups of four homes each: one house has a 6-mil polyethylene ground wall and on the band joist.This closed-
control group and two experimental cover that is mechanically secured to the cell foam was installed with a 3-inch gap
groups. We reduced duct leakage and soil with turf staples. The seams are between the top of the foam and the bot-
house leakage to comparable levels across lapped approximately 6 inches but are tom of the sill plate, to allow for monitor-
all the groups.Average duct leakage varies not sealed. The ground cover extends ing of termite activity, and there is a
from 51 CFM25 to 68 CFM25 for these completely to the foundation wall and second gap at the bottom of the foam
groups, which represents rates of 5%–7% intermediate piers, covering 100% of the insulation to prevent ground contact and
CFM25 per square foot of floor area. soil.Although the building code allows a wicking of moisture into the foam insu-
Dividing the leakage by the conditioned reduction in the amount of wall venting lation.This foam meets the ASTM E84
floor area lets us use a consistent target when a ground vapor retarder is present, and Factory Mutual FM 4880 require-
across many different sizes of home.Aver- all 11 foundation vents were retained. ments of the International Residential
age house leakage varies from 0.22 to (Note that 2000 North Carolina code Code for use without a thermal barrier.
0.27 CFM50 per square foot of envelope does not require the ground vapor The ground vapor retarder is attached to
area. Insulation deficiencies were cor- retarder, since these vents provide the net the inside surface of the foam insulation
rected in all houses, and heat pump free area to meet the 1:150 ventilation with fiberglass mesh tape and mastic.We
refrigerant charge and system air flow area to crawl space area requirement.) specifically did not install the wall insula-
were measured and corrected as needed The floors of the control houses are insu- tion in the typically recommended form,
in all houses. lated with well-installed R-19 Kraft- which specifies wall insulation to 24
All the houses have a fresh-air venti- faced fiberglass batts. inches below outside grade or horizon-
lation intake integrated with the HVAC The crawl space vents of the experi- tally on top of the soil in from the foun-
ductwork. A 6-inch insulated flex duct ment homes were sealed with rigid dation wall for 24 inches. Instead, the
from outside routs air through a 1-inch polystyrene foam and mastic or spray bottom edge of the crawl space wall insu-
pleated media filter and then connects foam. Each of these closed crawl spaces lation extends only 3 to 6 inches below
directly to the return plenum.Whenever has a sealed, 6-mil polyethylene liner outside soil grade level.
the HVAC system is operating, 40 CFM covering the floor and extending up the

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Instrumentation Crawl Space and Outdoor Relative Humidity
and Data Collection 100
Outside
90 Wall vented

Relative humidity (%)


80 Closed
We have been recording outside air
temperature and moisture content using 70
three battery-operated data loggers dis- 60
tributed across the development in loca- 50
tions shielded from rain and direct sun.
We used the same type of logger to 40
record conditions inside each house and 30

ADVANCED ENERGY
inside each crawl space. Measurements 20
were recorded at 15-minute intervals. 06/03 07/03 08/03 09/03 10/03 11/03 12/03 01/04 02/04 03/04 04/04
The house data logger was placed at the
center of the house in the HVAC return Figure 1. The closed crawl spaces performed better than the vented ones with regard to RH.
closet, and two loggers (one extra for
redundancy) were located together in the
center of the crawl space on the support
beam for the floor joists. We measured Average Wood Moisture Content
18
wood moisture content on a 60-day
16 Vented + Closed + Closed +
interval at ten locations in each crawl R-19 floor R-19 floor R-13 wall
Wood MC (%)

space, including sill plate, band joist, floor 14


joist, center beam, and subfloor readings.
12
After seeing the potential for energy
savings during a billing analysis in early 10
2003, we outfitted all 12 houses with 8

ADVANCED ENERGY
electricity submeters to record exact
energy consumption by each home’s 6
09/03 10/03 12/04 02/04 04/04 06/04 09/04
package unit heat pump system. The
whole-house meter and the submeters Figure 2. Closed crawl spaces were also better off than vented ones with regard to wood moisture.
are read monthly.
The crawl space experiment has
been monitored for more than three
years as of this writing. Ongoing mea- Table 1. Summer (June–August) Relative is notable, not only
surements clearly indicate that the Humidity Summary because it reduces the
closed crawl spaces consistently outper- 2002 2003 likelihood of surface
form the wall-vented crawl spaces in RH Threshold Vented Closed Vented Closed mold growth but also
terms of both moisture control and Above 90% 1 00% 100% 123% 100% because dry lumber is
Above 80% 1 39% 100% 186% 100%
energy use.What follows is a cross sec- less attractive to ter-
Above 70% 1 79% 100% 198% 105%
tion of our findings from a one-year mites and very inhos-
Above 60% 1 94% 100% 100% 164%
period ranging from June of 2003 Above 50% 100% 100% 100% 100%
pitable to
through May of 2004. Monitoring of Southeastern species
these crawl spaces will continue until of wood-boring beetle
March 2005. the germination of mold spores, along pests.
with high relative humidity (RH) for As fate would have it, 2003 was the
Moisture Performance extended periods of time, makes a wettest year in recorded history in most
vented crawl space in the Southeast an of North Carolina, while 2002 was a
Typical problems we see regularly in ideal location for mold growth and record-setting drought year. In the sum-
wall-vented crawl spaces include con- wood decay to take hold. mer of 2003, the RH in the vented
densation on air conditioning ducts, The closed crawl spaces in our pro- crawl spaces stayed above 70% almost all
water lines, and insulation; standing ject perform notably better than the the time, while the closed crawl spaces
water on top of the ground vapor vented crawl spaces with regard to RH reached similar humidity levels only 5%
retarder; stained walls from water pene- and wood moisture content (see Figures of the time (see Table 1).
tration and efflorescence; and water-sat- 1 and 2).The fact that the framing lum- Clearly, the closed crawl spaces pro-
urated soil inside the crawl space. The ber in the closed crawl spaces stays vided far better performance under the
presence of liquid water, which supports below the 12% wood moisture threshold harshest conditions than the vented

HOME ENERGY • 2005 SPECIAL ISSUE www.homeenergy.org 3


retarder installation and maintenance in
general construction.
During any warm season here in
Princeville, the outside air contains
more moisture than the air in the
vented crawl spaces and instead of pro-
viding drying potential, contributes
moisture. Consider this: The average
dew point of the outside air at
Princeville during the summer of 2003
was 73°F.This corresponds to relatively
moderate conditions of 88°F and 60%
RH.When that air goes into the crawl
space and encounters any object that is
cooler than 73°F, the RH peaks at
100% and the water vapor in the air
will condense on that object just as it

ADVANCED ENERGY
would on a cool drink set out on the
porch railing. Supply ducts (55°F-
65°F), water pipes and tanks (55°F-
The wall-vented control houses in this study have much better crawl spaces than the typical crawl 65°F), and even the floor of the crawl
space we encounter in the field. The control houses have well-installed insulation and 100% ground space (65°F-70°F) and the wood fram-
vapor retarder coverage of the soil, and no problems with intrusion of liquid water from outside. ing above (70°F-78°F) can experience
this condensation, especially if the
homeowner likes to condition the
house to temperatures below 72°F.
Even if conditions aren’t bad enough
for condensation, the RH of the air
entering the crawl space will still easily
reach levels of 90% or higher for pro-
longed periods of time.
From our dew point measurements,
we observed that the closed crawl
spaces stay moister than the vented
crawl spaces in winter. Limiting the
moisture swing seen by the house over
the course of the year reduces the like-
lihood of common cosmetic problems
like shrinking and swelling of hard-
wood floors and trim carpentry and
cracking or nail pops in drywall.
ADVANCED ENERGY

Energy Performance
Going beyond our expectations, the
A more typical vented crawl space in North Carolina exhibits water leakage, poor drainage, a low- closed-crawl space houses exhibit clear
quality vapor retarder, if any, and various complications such as attached under-porch areas.
energy savings over the control houses
(see Figure 3).This is true even for the
four closed-crawl space houses with
crawl spaces did under even the mildest extensively wall-vented crawl spaces wall insulation where we provided a ter-
conditions. These results highlight the without water intrusion and with a mite inspection gap and did not install
fact that even a carefully installed and 100% vapor retarder ground cover may the insulation either down 24 inches
maintained ground vapor retarder cov- prevent wood rot in crawl spaces, but below grade or 24 inches horizontally
ering 100% of the soil is not sufficient moisture control would be even worse onto the crawl space floor, as is typically
to control crawl space moisture levels in in typical vented crawl spaces, given the recommended in energy codes and
a vented crawl space.Well-constructed, usual poor quality of ground vapor design guidelines.

4 www.homeenergy.org 2005 SPECIAL ISSUE • HOME ENERGY


For the 12 months analyzed, the floor-
Seasonal and Annual Space Conditioning Energy Use
insulated closed-crawl space houses have 25
used an average of 15% less energy for Savings Closed with Closed with
space conditioning than the control R-19 floor R-13 wall
houses. This represents a savings of 20 Summer -22% -36%
approximately 870 kWh, or roughly $87, Fall -05% -10%
per year for each household. The wall-
insulated closed-crawl space houses have Winter -10% + 4%
15
used, on average, 18% less energy than the Spring -19% -28%

kWh
control houses over the same 12-month Annual -15% -18%
period. This represents a savings of 10
approximately 1,030 kWh, or roughly
$100, per year for each household.
By the luck of the draw, the control 5
houses ended up with higher occupancy
numbers and more children than the
experiment houses.While we could and 0
did control for the variables of climate, site Summer Fall Winter Spring Annual
drainage, architecture, insulation, shell (06–08/03) (09–11/03) (12/03–02/04) (03–05/04)

ADVANCED ENERGY
leakage, duct leakage, and mechanical Wall-vented Closed + R-19 floor Closed + R-13 wall
equipment performance, there remain
variations in base- load consumption and
occupant thermostat settings among the Figure 3. The submetered heating and cooling energy use for the period June 2003 through May 2004
groups that may be significant due to the indicates significant energy savings. (The bars represent the average per house usage for each group.)
small sample size.
We did not submeter the appliance,
lighting, water heating, or exhaust fan
loads, but noted that the total baseload regard to these differences in thermostat
use in the control houses was signifi- setpoint, we graphed average temperature Implications
cantly higher—10%-20% in any given difference between outside and inside for This project is scheduled to
month—than that in the experiment each house in each month and plotted conclude after the winter of 2004-05,
houses over the entire year. The extra that against the kWh consumption for when we will test one final configura-
occupants and baseload in the controls space conditioning for that house in the tion to assess the energy impact of 24
would theoretically increase the need same month. The trendlines for each inches of foam insulation installed hor-
for cooling in the summer and decrease group of houses indicate the same sea- izontally on the ground of the wall-
the need for heating in the winter.The sonal patterns of performance that we insulated, closed-crawl space houses.
difference in baseload use between the observed in the raw submeter data. Final results and additional analysis will
controls and the floor-insulated experi- We have not administered a formal be posted on the project Web site,
ment houses is about the same in both survey of occupant comfort, but we www.crawl spaces.org.
summer and winter, which suggests that recently had an experience that indicated We’re very excited about the degree of
the surpluses offset each other in terms that the crawl space’s moisture perfor- performance improvement shown by the
of heat pump energy used and saved in mance may also affect the occupant’s closed crawl spaces, especially considering
the control houses to compensate for thermostat settings. In June of this year, that our control houses represent the best
the difference. However, there is more we modified the vented control crawl possible performance of wall-vented
of a difference in baseload consumption spaces to test a new version of a closed crawl spaces.The vast majority of newly
between the controls and the wall-insu- crawl space. We installed a crawl space built vented crawl spaces are not installed
lated experiment houses in the summer supply duct to provide supplemental dry- or maintained to the standards used for
than there is in the winter, which makes ing, as was done in the other closed crawl this project.We believe that the findings
the summertime wall-experiment house spaces.When we returned to the site four of this study will transfer well to houses
performance look better. days later, one resident (who rarely adjusts whose geometry and geography are sim-
A review of the interior house data her thermostat) excitedly told us that the ilar to those of the study homes. How-
indicates that the control houses were day after we improved her crawl space, ever, additional consideration and study
operated 1°F –2°F cooler than the she had to turn up her thermostat are required for houses in other locations
experiment houses in the summer and because she felt too cold in the house! or with different geometry. The energy
1°F–2°F warmer than the experiment results seem to indicate that wall-insulated
houses in the winter. To normalize the closed crawl spaces will perform best in
heat pump energy consumption with cooling-based climates; it seems likely that

HOME ENERGY • 2005 SPECIAL ISSUE www.homeenergy.org 5


floor-insulated closed crawl spaces the potential indoor air quality (IAQ)
will perform best in heating-based and health impacts of closed-crawl
climates. Of course, these homes have space construction, which could indi-
shallow foundations, and we have not cate a whole new class of benefits
tested crawl space foundations with from this technology. The future
deeper footings, such as may be could include insurance premium
found farther north.A wall insulation savings for houses built on certified
strategy may prove to perform best in closed crawl spaces.
such houses. We won’t know with One specific measure of IAQ that
any certainty how well the improve- we have addressed in this project is
ments in moisture and energy perfor- radon risk. Long term radon moni-
mance will transfer to houses in other toring was performed in all the crawl
climates until a number of such spaces and conditioned areas. Slightly
houses are actually constructed and higher average concentrations were
monitored.We are now starting up a found in the closed crawl spaces, with
project to gather those data in multi- measurements averaging 0.5 pic-
ple climate zones. This project will ocuries per liter (pCi/l) in the vented
also demonstrate the ability of the crawl spaces and 1.1 pCi/l in the

ADVANCED ENERGY
production housing market to incor- closed crawl spaces.The radon mea-
porate closed crawl space technology surements in the conditioned space
into their construction processes. do not show any difference correlated
Currently we find that the energy This floor-insulated crawl space has a termite inspection gap
with the type of foundation they are
benefits of closed crawl spaces are at the top of the vapor retarder. Note that penetrations are on; all houses average approximately
not completely predicted by popular thoroughly sealed with mastic. 0.5 pCi/l with a maximum reading
energy analysis software packages, so of 0.7 pCi/l in any house.The com-
it may be some time before closed monly accepted action level for
crawl spaces get their due respect radon remediation is 4 pCi/l. We
when builders choose house specifi- believe that a closed crawl space
cations aimed at achieving a certified should be thought of as a short base-
minimum energy rating. We hope ment when it comes to radon miti-
that our research findings will spur gation, since similar measures are
refinements in the analysis tools, and applicable for assessment and control
that in the meantime the data will of risk where needed.
reinforce the argument that con- Professionals seeking to install
sumers can improve their homes by closed crawl spaces face a formidable
building or retrofitting a properly learning curve to be successful. As
closed crawl space. Data from a sub- with all aspects of the construction
set of two highly instrumented industry,choosing the correct materi-
houses in the project are being used als, tools, and techniques is only half
to validate a hygrothermal modeling the battle; training and quality assur-
tool under development at Oak ance are also critical to ensure that the
Ridge National Laboratory. right work is performed the right way
Initial construction costs associated at the right time.A good closed crawl
with building closed crawl spaces will space must be designed properly with
ADVANCED ENERGY

likely be more than for traditional regard to control of internal and


wall-vented construction.As the new external water sources from the very
construction methods are evaluated start of construction.You must choose
by both builders and researchers, it This wall-insulated crawl space uses 2-inch-thick foil-faced
a drying mechanism—conditioned
will be important to factor in the polyisocyanurate insulation. The foam plugs in the band air supply or a dehumidifier, for
value of reduced callbacks for mois- could be replaced by sections of batt insulation. A termite example—for long term, active
ture and mold complaints, the percep- inspection gap is visible at the top of the wall insulation. moisture control. Other important
tion of enhanced value by the design issues include pest manage-
consumer, and the resulting improve- ment, combustion safety, fire safety,
ment in sales price and volume, and proper insulation, and radon control,
reduced legal action. Reduced mainte- enhance the value of closed-crawl space if applicable.
nance; a reduction in costly, long-term construction to the consumer. Other Implementation requires close coor-
repairs; and significant energy savings will Advanced Energy research is focused on dination with building officials, since the

6 www.homeenergy.org 2005 SPECIAL ISSUE • HOME ENERGY


FOR MORE INFORMATION:
We are by no means the first to investi-
gate the moisture performance of wall-
vented crawl spaces. Previous work
includes a review of crawl space inves-
tigation and regulation through history
(Rose 1994) and a review of many of
the issues associated with wall vented
crawl space construction (Rose & Ten-
Wolde 1994). These reviews, along with
several others, are included in Recom-
mended Practices for Controlling Mois-
ture in Crawl Spaces, ASHRAE Technical
Data Bulletin, volume 10, number 3.

ADVANCED ENERGY
Davis, Bruce and William E. Warren.
“Field Study Pilot Report: A Field
Study Comparison of the Energy and
The butterfly damper of this crawl space supply opens while the system is running. The Moisture Performance Characteristics
assembly is sealed with mastic and supported by strapping to ensure that the butterfly of Ventilated Versus Sealed Crawl
damper continues to operate properly. spaces in the South,” Raleigh, N.C.:
Advanced Energy, 2002.

building codes are lagging behind this from $4,200 for a simple, new-construc- Davis, Bruce, William E. Warren, and
William B. Rose. “Technology
technology, and many current codes pro- tion project to $6,700 for a complex
Assessment Report: A Field Study Com-
vide only a tortuous compliance path for retrofit project. Including wall insulation
parison of the Energy and Moisture Per-
closed crawl spaces. During our work to adds $1,500–$3,000 to the sale for these formance Characteristics of Ventilated
set up the houses in this study, the scat- examples, minus the cost of floor insula- Versus Sealed Crawl spaces in the
tered and conflicting nature of different tion if it is a new construction project. South,” Raleigh, N.C.: Advanced Energy,
building code elements governing closed Complexities that increase the price over 2002.
crawl spaces became evident. For closed the simple baseline include the extra
crawl spaces to be practical for both length of perimeter for houses with lots Davis, Bruce, and Cyrus K. Dastur.
builders and code enforcement officials, of angles, the number of support “Moisture Solution Becomes Efficiency
we are recommending a separate section columns that break up the floor of the Bonanza in the Southeastern United
States,” in Proceedings of the 2004
in the code that is specifically dedicated crawl space, and a sloping grade that
Summer Study on Energy Efficiency in
to these construction methods.We have requires additional material and fitting
Buildings, Vol. 1. Washington, D.C.
helped the North Carolina Building on the crawl space walls. Retrofit com- American Council for an Energy
Code Council and code services staff to plications can also include existing water Efficient Economy, 2004.
draft new code language for closed crawl problems, contaminated or damaged
spaces with the assistance of the North materials, and debris that must be Hill, William W. “Measured Energy
Carolina Structural Pest Control Board, removed before the work starts. Penalties from Crawl Space
the National Pest Management Associa- Closed crawl spaces clearly represent Ventilation,” in Proceedings of the
tion, and several installers of closed crawl both a new business opportunity and a 1998 Summer Study on Energy
spaces across the state.The draft language risk management service for the shelter Efficiency in Buildings, Vol. 1.
Washington, D.C. American Council for
has been approved by the Building Code industry. Firms that rise to the challenge
an Energy Efficient Economy, 1998.
Council and is now under final review of implementing specifications and pro-
by state agencies before it becomes avail- cedures for installing closed crawl spaces Rose, W. B. “A Review of the Regulatory
able for use. as a moisture control technique will be and Technical Literature Related to
Pricing contracts, and managing the able to profit from the knowledge that Crawl space Moisture Control,” in
safety and training of employees, are both they are also giving their customers the ASHRAE Transactions, Vol. 100 Pt. 1.
especially important when one is devel- benefit of energy savings. Atlanta, Ga. American Society of Heat-
oping and offering any new service. In ing, Refrigerating and Air-Conditioning
closed-crawl space work, coordination Cyrus Dastur is a building science associate Engineers, 1994.
with other trades becomes an even and Bruce Davis is research director at Rose, W. B. and A. TenWolde. “Issues in
greater factor, since they will be literally Advanced Energy, in Raleigh, North Carolina. Crawl Space Design and Construction —
walking all over that work to do their a Symposium Summary.” ASHRAE Tech-
own.As one example of pricing, closed The project described in this article is cofunded nical Data Bulletin: Recommended
crawl spaces in one North Carolina mar- by DOE and Advanced Energy. Practices for Controlling Moisture in
ket, assuming a 2,000 ft2 house, range Crawl spaces 10 (3), 1994.

HOME ENERGY • 2005 SPECIAL ISSUE www.homeenergy.org 7


www.advancedenergy.org

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