Crawl Space Encapsulation in Monmouth, Ocean & Middlesex Counties, NJ

Musty, damp crawl space? Call MaxClean Restoration at 732-539-2942 to schedule a crawl space inspection.
If there's standing water or sewage in the crawl space right now, call the same number. We answer 24/7.

A damp crawl space doesn't stay under the house. Moisture from the soil and humid outdoor air feeds mold on the joists, rots wood, attracts insects, and the musty air rises into the rooms you live in. Crawl space encapsulation seals the space off with a heavy 20 mil vapor barrier, sealed vents and a dehumidifier, so it stays dry all year. MaxClean Restoration encapsulates crawl spaces for homes across Monmouth, Ocean and Middlesex counties.

Signs your crawl space needs attention

  • A musty or earthy smell in the house, especially in summer
  • Damp soil, puddles or standing water in the crawl space after rain
  • Mold, white fuzz or dark staining on the floor joists
  • Sagging or wet insulation, or insulation that has fallen down
  • Condensation dripping from ductwork or pipes
  • Cold or bouncy floors, or more insects than usual

Why crawl spaces get wet in Monmouth, Ocean and Middlesex

Many shore-area homes and older houses across the three counties are built over crawl spaces with bare soil floors. Near the coast and in low-lying neighborhoods, a high water table keeps that soil damp. In the summer, open foundation vents bring in hot, humid air that condenses on the cooler wood and ductwork underneath. The result is a damp space that never fully dries. Covering the soil with thin plastic helps a little, but it tears and leaves gaps.

What crawl space encapsulation includes

20 mil reinforced vapor barrier

Technicians clear out debris and sharp rocks, then roll a 20 mil reinforced liner across the floor and up the foundation walls. Every seam is overlapped and taped, and the edges are fastened and sealed to the walls and piers, so ground moisture stays below the liner.

Sealed vents and openings

Foundation vents and other openings to the outside are sealed, so humid summer air stops coming in. If a furnace or water heater gets combustion air from the crawl space, we check that first.

Crawl space dehumidifier

A dehumidifier made for crawl spaces keeps the humidity under control and drains on its own. It's the part that keeps a sealed crawl space dry over time.

Drainage first, if the crawl space floods

If water collects in the crawl space, a drain and sump pump go in before the liner, so water has a place to go. See our basement waterproofing page for how drains and sump pumps work.

Illustration (not a job photo): an encapsulated crawl space with a white vapor barrier on the floor and walls and a crawl space dehumidifier
Illustration only, not a MaxClean job photo. What a sealed crawl space with a dehumidifier looks like.

How a crawl space encapsulation job works

  1. Inspect. We check moisture levels in the wood and soil, look for standing water, mold, damaged insulation and the vents, and note anything that has to be fixed first.
  2. Fix what can't be sealed in. Standing water gets a drain and sump. Mold on the joists is cleaned up through our mold remediation service. Wet, falling insulation comes out.
  3. Prep the space. Technicians clear debris and sharp rocks so the liner lies flat and doesn't puncture.
  4. Install the liner. The 20 mil vapor barrier goes across the floor and up the walls, with every seam overlapped and taped and the edges sealed.
  5. Seal the vents. Foundation vents and openings to the outside are closed off.
  6. Install the dehumidifier and check it. The dehumidifier goes in with its drain line, and we confirm it's running and pulling the humidity down before we leave.

Encapsulation is separate from an insurance claim

Crawl space encapsulation is usually a homeowner-paid improvement, and we quote it separately from any insurance claim, on its own visit and its own paperwork. If water has already damaged your home, start with our water damage restoration page for cleanup and drying. If a sewer or septic line backed up into the crawl space, see sewage cleanup.

Crawl space encapsulation FAQs

Why does my crawl space smell musty? A musty smell usually means moisture. Bare soil gives off water vapor, and in summer the vents let in humid outdoor air that condenses on cool joists and ductwork. That dampness feeds mold and mildew, and air from the crawl space rises into the rooms above. Sealing the crawl space and controlling the humidity deals with the cause, not just the smell.

What is crawl space encapsulation? Encapsulation seals the crawl space off from the ground and the outside air. A heavy 20 mil vapor barrier covers the floor and runs up the walls, every seam is overlapped and taped, the vents are sealed, and a crawl space dehumidifier keeps the humidity under control.

Why a 20 mil vapor barrier instead of thin plastic? Thin plastic tears easily and usually just lies loose on the dirt. A 20 mil reinforced liner is much tougher. It holds up to people crawling across it for service work, it's sealed at the seams and walls, and it does a much better job of keeping ground moisture out.

Is it OK to seal my crawl space vents? In an encapsulated crawl space, yes. Vents let in humid summer air, which adds moisture. Once the space is sealed, the dehumidifier controls the humidity. If a furnace or water heater draws combustion air from the crawl space, we look at that before closing anything.

Do I really need a dehumidifier in an encapsulated crawl space? Yes. Sealing the space keeps new moisture out, but something has to remove the moisture that's already there and what gets in over time. A crawl space dehumidifier is built for that, and it drains on its own. It needs a filter check now and then.

My crawl space has standing water. Can it still be encapsulated? Yes, but the water has to be dealt with first. If water collects in the crawl space, a drain and sump pump usually go in before the liner, so water has somewhere to go. If the water came from a burst pipe or a sewage line, that's a cleanup job first.

There's mold on the floor joists. What happens to it? Mold has to be cleaned up before the crawl space is sealed, or you seal the problem in. Our mold remediation technicians handle that first, then encapsulation keeps the space dry so it doesn't come back.

Is crawl space encapsulation covered by homeowners insurance? Encapsulation is a home improvement that the homeowner pays for, and we quote it separately from any insurance claim. If you have questions about your own policy, ask your insurance agent. If water has already damaged your home, see our water damage restoration page for cleanup.

How long does crawl space encapsulation take? Many crawl spaces are done in a day or two. Larger, wet or very low crawl spaces take longer. We give you an expected schedule with your estimate.

Schedule a crawl space inspection

Call 732-539-2942 to schedule an inspection, or send an estimate request. Related pages: basement waterproofing · mold remediation · water damage restoration · sewage cleanup · attic and crawlspace moisture guide

MaxClean Restoration, 11 Bannard Street, Freehold, NJ 07728 · 732-539-2942 · IICRC Certified Firm #70028169 · NJ HIC #13VH12188600
Serving Monmouth, Ocean and Middlesex counties.