Why Checking for a Crawl Space Access Point Matters When Buying a Home
When purchasing a home on a raised foundation (a type of home foundation where the structure sits above ground level), one of the most important things to check early in the process is whether there is an accessible crawl space (the area beneath a raised foundation home that provides access to plumbing, electrical, and HVAC systems) entry. Failing to locate this access point can lead to delays, extra costs, and unnecessary stress—something I recently experienced firsthand while preparing to close a transaction.
What is a Raised Foundation?
A raised foundation is a type of home foundation where the structure sits above ground level, typically on piers or a perimeter foundation(A raised foundation with a concrete, brick, or stone wall around the home’s edges, creating a crawl space for access to utilities.). This design creates a crawl space beneath the home, allowing access to plumbing, electrical, and HVAC systems. Unlike slab foundations, which are built directly on the ground, raised foundations provide better ventilation and easier maintenance but require periodic inspections to ensure structural integrity and pest control.
The Costly Oversight of a Missed Crawl Space
In one of my recent transactions, we were in the final stages of closing when we realized that the termite inspector needed to check the crawl space—but there was one major problem: no one had found the access point during the initial inspections. This simple oversight cost us an entire extra day, required a re-inspection fee, and resulted in multiple calls to inform everyone in the transaction. If we had confirmed the crawl space entry earlier, we could have avoided these last-minute complications altogether.
During the process, we initially found two out of the three crawl spaces. One was accessible, while the other was too small to enter. However, at the time of inspection, we were not initially aware of the third crawl space until late in the transaction. This added another layer of difficulty, as it needed to be inspected before closing, further delaying the process.
Why the Crawl Space Matters for Termite Inspections
Termite inspectors need access to crawl spaces to check for any Section 1 items or Section 2 items.
Section 1 items indicate active infestations or damage that must be repaired before closing.
Section 2 items are potential issues that could lead to future damage if not addressed.
By thoroughly inspecting the crawl space, the inspector can verify that the home is free of wood-destroying pests and moisture issues, helping to prevent major structural problems down the line.
Avoiding Delays: What You Can Do
To save time and money, make sure to:
Locate the crawl space entry early—Check closets, outside vents, garages, or utility rooms.
Ensure it is accessible—Remove any obstacles blocking the entry.
Confirm with your inspector—Before scheduling inspections, verify that the crawl space can be accessed easily.
A little preparation goes a long way in avoiding unnecessary setbacks in the home-buying process. If you're buying or selling a home on a raised foundation, checking for the crawl space entry should be a priority from day one!
