Of course, home inspectors inspect what’s visible and accessible. And some crawlspaces are unsafe for anyone besides a mouse. But what’s lurking inside could cause the customer problems down the road.
Older homes might have a low crawl space that’s so shallow you can’t fit inside. Some might have obstacles that block access. And some might have clear issues, such as flooding, that you’re not required to brave.
Chances are, you’ll one day encounter a tiny crawl space that you can’t inspect as you normally would. But you still have a duty of care to report as best you can. Here’s how to handle those cases and what you might find if you try a different route.
Finding an Alternate Access
The main access to the crawlspace might be so small that you can’t fit through. The homeowner might have inadvertently closed off or locked the access. Or maybe heavy rains have created a swimming pool under the house. Regardless of why you can’t access the space, you might still find ways to take a look and report back to the customer.
One type of access is the foundation vent. In some homes, ventilation points are wide enough to shine a flashlight through. If the flashlight isn’t enough, maybe a camera will help. Most digital cameras have a zoom feature that lets you see deeper into the space. And that could let you check for (and photograph) at least some defects.
The key is trying to inspect the crawl space. Although you’re not required to attempt shimmying through a 14-inch access, you should make a reasonable attempt to inspect from the outside. ASHI Reporter says inspectors who don’t try alternative measures could, at least in some cases, be liable for report omissions.
Flooding might come from rain, but a closer look could reveal a hidden plumbing break.
What Might Lurk in an Inaccessible Crawl Space
If a defect is possible in a wide-open crawl space, it’s possible in one that you can’t inspect up close. The area might be tiny, but it’s not safe to assume that doesn’t have the usual home systems running through it. Here’s what can hide between joists and behind pillars:
- Electrical wiring
- Junction boxes
- HVAC ductwork
- Water supply lines
- Sanitary sewer lines
- Electric light fixtures and switches
- Insulation
- Vapor barrier
- Sump pump
- Ventilation
- Foundation supports
- Termite guards
- Mold
- Standing water
- Pests
The list could go on. Just remember if it’s possible in a full crawl space, it’s possible in a tiny one. And for every system that you can’t inspect up close, there’s the possibility of a defect.
If there’s no way to gain entry and no way to look inside, customers should be alerted to the situation. That way, you’ll cover your liability bases and they can consider hiring a specialist with tools such as a mini remote-controlled rover with a camera or a long camera scope.
Like it or not, the crawl space is part of a complete home inspection. At least if it’s accessible and doesn’t pose any obvious hazards. But if there’s no way to gain access, most inspectors still try to have a look, even if it’s through a foundation vent at a distance. When you go the extra mile, your customers get an inspection report that’s as complete as possible.
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