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Will a 6mil poly moisture barrier on the soil in my crawlspace make my home sink?
It is likely that I have a problem with evaporating moisture from my crawlspace entering my home. I have read that I should install a black 6mil poly on the soil and hold it in place with rock as a moisture barrier. I have also read that this application can trap ground moisture in the soil making it soft and causing my house to begin to sink or have settlement issues. Any thoughts or tips?
Have to kindly disagree with the plumber.
I've done several forensic investigations of this very issue in crawlspaces. It can lead to wood rot damage and bigger structural problems so you do want to correct this situation.
The first thing we look for is a vapor barrier on the soil, and you absolutely want to install one if you have a moisture problem. I would not use 6mil, very thin and tears easily, and will also allow more vapor than a 10mil. You want to lap the edges several inches and lap them up the sides of the walls, and wrap around any pipes or other penetrations, and tape all of these edges. Moisture is fine being trapped under the barrier, this is done with every building anywhere in the US, under the concrete slabs is a vapor barrier, and has effect on settlement. A fluctuating high water table is another issue, that may cause settlement in the long term.
Do you have vents around your crawlspace? Most building codes have simple formulas for the amount of ventilation required based on your square footage. This is also very important and can be an equal contributing factor to your problem. It may be easiest and most economical to start with a moisture barrier, as adding vents to an existing crawlspace can be very difficult depending on the type of construction (especially a masonry stem wall).
HTH,
Andrew Kester, PE
Structural Engineer
Florida
Poly Styrene "Black Christmas"