| With an unconditioned crawl space (usually dirt | | | | there is an opening in front of and below the vent. |
| covered with a plastic vapor barrier and open | | | | Personally, I like to see the well dug a few inches |
| foundation vents) a home inspector does not | | | | deeper than the vent, then the space filled with |
| want to see the vents below the level of the soil. | | | | pea gravel up until about 2" below the vent. |
| When vents are below grade, rain and runoff | | | | Another issue is that often people block the vents |
| water are likely to enter the crawl space -- which | | | | in an unconditioned crawl space. Although this is |
| can attract wood destroying organisms or lead to | | | | sometimes justified in winter, when there is a |
| fungal issues such as rot or mold. | | | | danger to pipes from severe temperatures, in |
| If vents are far enough below grade, the dirt can | | | | Washington State blocked vents in an |
| block the openings so air will not circulate. The | | | | unconditioned crawl space are defined by the |
| vents will not ventilate! When home inspectors | | | | Washington State Department of Agriculture as |
| see this condition, if vents cannot be fixed by | | | | conducive to attracting wood destroying |
| removing or grading soil, the inspector will | | | | organisms. A state licensed structural pest |
| probably recommend that the client put in vent | | | | inspector should, in most cases, site blocked vents |
| wells. The most simple vent wells consist of | | | | as a conducive condition. In the Pacific Northwest, |
| frames made from pressure-treated lumber. | | | | if pipes are wrapped, foundation vents can be left |
| However, metal or plastic vent wells, specially | | | | open year-round most years. This basic |
| made for the purpose, can be purchased at | | | | information might not apply in severe climates or |
| building supply stores. The well is dug into the soil, | | | | in partially heated or "conditioned" crawl spaces. |
| in front of the vent and deeper than the vent, so | | | | |