Working for you, like channel 6 news? Richmond Community Tool Bank Workshop (Tuesday), F.T.H.B. prices & Crawlspace Magic?
Updated: Sep 15
We've come so far already, just imagine what the future holds.
Thank you for letting me be a part of your week.
Community Workshop & Buyer Support Through Education
Next Tuesday morning, 9am-11am join Alison Mullins at the Richmond Community ToolBank Workshop - "Audit Your Home" Before you buy, or before it breaks.
We are specifically welcoming first-time homebuyers and anyone who purchased a home without a prior inspection. Learn about what translates in a real estate sale, some core items to look for at home on your own and how to read an inspection report.
The Richmond VA Community ToolBank Workshops are pay what you can, so while checking out mine, be sure to send even a previous buyer to learn how to tile a backsplash, or change out a receptacle. Together we build a better community.
First-Time Homebuyer Incentive Program
Essential Inspection Tiers
To help buyers navigate today's tricky climate, and because we were all first timers at some point, I have structured introductory inspection pricing right here in RVA. Please pass this information to someone who needs it but don't take advantage, I can't travel beyond the metro and pay for gas on these prices, so use it for someone special ok?
Under 1000 sq ft & Built after 2010
$99
Critical systems check focused on immediate life-safety items and panels.
1000-1500 sq ft
$195
Comprehensive assessment of HVAC, plumbing, structural framing, and electrical.
1500-3000 sq ft
$295
Complete top-to-bottom structural, attic, foundation, and envelope review.
Inspector Moment of the Month
What is a Conditioned Crawl Space?
The Crawlspace That Stays Dry?
Every summer in Virginia the same thing happens under a lot of houses. Warm, wet outside air comes in through the foundation vents, hits framing and ductwork that are running fifteen degrees cooler, and drops its moisture right there. The vents on our foundations are supposed to dry the space out.
From about May through September in our humidity, they do the opposite.
Take a look at the live photos and the diagrams I've included in today's newsletter. Is it right? Is it good? Is it accurate? You'll have to read to the end to find out.
That's the whole argument for crawlspace inspections — homeowners want to know whether what's under their house is safe. And you'll hear three different words thrown around for the fix: closed or sealed, encapsulated, conditioned.
Sealed vs. Encapsulated vs. Conditioned
Nobody in the trades uses these three words the same way, which is half the problem. Here's how I use them:
Sealed — vents closed, vapor barrier down over the soil. The ground moisture is handled. Nothing is managing the air.
Encapsulated — sealed, plus the liner carried up the walls and sealed at the top, insulation moved to the perimeter, and usually a dehumidifier added.
Conditioned — encapsulated, plus a supply of conditioned air from the home's own HVAC. The crawl is on the same system as the rest of the house.
Instead of trying to ventilate the moisture away, all three are trying to stop it at the two places it comes from: the ground and the outside air.
The ground. Soil gives off moisture around the clock, whether you can see standing water down there or not. A proper vapor barrier is a heavy sheet laid over the entire soil surface, seams lapped and sealed, carried up the foundation walls and sealed at the top. Not thin painter's plastic laid in loose and torn up by the first person who crawls through it.
The walls and the band joist. Rigid foam goes against the foundation wall — and this is the part that gets skipped, at the band joist and sill plate too. The band joist is one of the leakiest spots in the whole house. Insulating the perimeter instead of the floor joists is what actually brings the crawlspace inside the thermal envelope with the rest of the house.
Then there's the part folks forget: a closed crawlspace needs a way to stay dry.
Sealing it up and walking away is not a finished job. The code Virginia builds from (IRC R408.3) expects an unvented crawl to have some source of air running down there — conditioned air supplied from the HVAC system, a continuous exhaust, or a dehumidifier sized for the space and draining somewhere it will keep draining.
But is the dehumidifier enough? Not in my humble opinion. Nobody is monitoring whether it's running, whether it's draining, or whether it's moving enough air. And if you leave insulation between the floor joists in a space that isn't conditioned, you'll get moisture build-up — that's why we put vents in the foundation in the first place.
If you're looking at a crawlspace someone has already "sealed," here's what's worth checking:
Vapor barrier sealed at the seams and run up the walls — not just laid down
Foam at the band joist and sill plate, not only the foundation walls
Old fiberglass batts pulled out of the floor joists — leaving them in a sealed crawl invites the exact problem you were trying to solve
A dehumidifier with a real drain, not a bucket somebody has to remember to empty
A source of air somebody would actually notice failing. Tie it to the HVAC and the homeowner finds out the same way they find out the AC quit — because we definitely know when the heat or the air isn't working.
Half-done can cause trouble. A crawlspace that's been sealed off with no way to dry out is worse than one that was left alone, and it usually looks great in the listing photos.
If you're buying a house with a crawlspace, it's worth knowing which version you're getting.
Clear details. Confident decisions.
And if you made it this far — thank you. Here's the answer.
The problem with most everyone in Central Virginia is their opinion of what's correct versus what's right for each home. Every dang house is different! That's why you want an inspector, or at least somebody with real experience owning a home on a crawlspace and experts on their side.
The live photo from this weekend is a high-quality vapor barrier installation with a dehumidifier — but it is not encapsulated and it is not conditioned. It is sealed, and it could potentially cause issues. The vents are sealed, insulation was left in between the floor joists (also inadequate), and I did not see a duct supplying conditioned air into the crawl.
It would 100% pass an inspection for vapor retardation. But I'd advise those clients to either unseal the vents or finish the job and condition the crawl.
Thanks for listening!
Connection Spotlight
Scott Flemming
Absolute Stone Design This month we highlight Scott Fleming and the team at Absolute Stone Design for exceptional craftsmanship, precision stone surfaces, and dependable service across the Greater Richmond area.
As some of you may know I spent 15 years servicing the stone business and I'm happy to work with Scott as he begins his career in outside sales. It's an honor to work with a young man of such character so if you have some urgent counter needs, please give Scott Fleming a call - 717.925.4880
Also I'd be a miss if I didn't mention that I've been working alongside the folks from Absolute my entire career and the Ribiero family has supported me along my life's many journeys, they are an amazing family who built an amazing business.
Community Involvement
Monday's Start with Two Twelve
Monday Business Builders: the new team on Emerywood
We're the newbies!
Monday Business Builders held its first official meeting on August 24, and we've met every Monday at 8:15 a.m. since. Located @
2890 Emerywood Parkway, Suite 210, in that's right off Glenside Drive.
*Based on Renee's travel time, we might move the meeting to 7am! Just Kidding.
At the table so far
Randy Hinman — Hinman Energy Advisor, solar and energy advising
Renee L'Heureaux — Napier Realtors, residential real estate
Thomas Troie — Edward Jones, financial advising
Alison L. Mullins — ACCM Residential Services, home inspection
Lead with the detail that makes your path make sense. Mine is that I went to college for fashion merchandising with a concentration in geology... which sounds like a punchline until you know I spent twenty-five years selling stone and now inspect the houses it ends up in.
Spend the last thirty seconds on what to listen for. Not what you do — what someone might say in front of you that means they need you. That's what people remember three weeks later.
Come see us. Mondays, 8:15 a.m., 2809 Emerywood Parkway, Suite 210. If you know a Richmond business owner who'd rather build referral relationships than chase cold leads, bring them.
Field Update: Advanced NRS Certification
Alison Mullins is completing her comprehensive 8-hour New Residential Construction (NRS) Certification on September 25th. This advanced credential deepens our specialized expertise in newly constructed builds across Central Virginia.
In today's fast-moving real estate market, precise technical guidance makes all the difference. Keep ACCM Residential Inspections in mind for your upcoming listings, contract reviews, and home safety checks.
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