Does Crawl Space Encapsulation Add Value to Your Home?

If you’re one of the millions of homeowners with a crawl space foundation, you know all too well that maintaining the crawl space takes some effort, so you might be wondering if crawl space encapsulation adds value to your home. The answer depends on how long you plan to live in your current home and the costs avoided by adding a vapor barrier between your crawl space and the surrounding soil. Let's dive in deeper.

What is Crawl Space Encapsulation?

The process of crawl space encapsulation involves adding a thin plastic vapor barrier to the walls of your crawl space. The plastic layer keeps out unwanted moisture, pests, and musty air. In turn, the barrier lowers the chances of water damage, mold, pest damage, and poor air quality in your home. Contractors may recommend pairing your vapor barrier with other methods to protect your crawl space, such as running a dehumidifier, enhanced drainage, or a sump pump. 

Does Crawl Space Encapsulation Add Value to A Home?

Crawl space encapsulation can add value to a home directly and indirectly. Potential buyers may see encapsulation as a perk since it saves them money from repairing damage in the long run. Indirectly, you may also save money on common home repairs caused by the exposed walls of your crawl space. 

According to EnergyStar.gov, correct crawl space encapsulation manages moisture levels, provides an extra barrier against termites, and—when insulation is part of the design—stabilizes home temperatures. 

The exact value that crawl space encapsulation adds to your home will vary, however. If you're planning to sell your home in the next couple of years, you may not balance out the cost of encapsulation in time. New homeowners, however, may see encapsulation as a smart early investment both to avoid repair costs and to increase their home value when they resell it down the line. Your local basement waterproofing contractor or crawl space specialist can help you make the final call.

Factors That Influence Crawl Space Encapsulation Value

Crawl space encapsulation offers both short-term and long-term benefits to most homeowners; however, the degree to which you’ll notice these benefits varies depending on several factors. Here’s how to gauge the value of crawl space encapsulation before starting the process.

Location

Where you live is one of the most significant factors in determining the overall value of crawl space encapsulation. Homes located in damp and humid areas receive the greatest benefits, because encapsulation reduces moisture buildup. An encapsulated crawl space should make your home especially marketable in these areas if you’re planning to sell. That said, homes in arid regions also benefit from encapsulation, as it increases energy efficiency, improves air quality, and keeps pests out. So, even though encapsulation is more beneficial in certain regions, it’s worth considering regardless of location.

Size

Homeowners typically reap more benefits from encapsulation if their house or crawl space is larger than average, particularly in terms of improved energy efficiency and lower utility bills. But smaller houses benefit too, since encapsulation helps prevent mold and mildew that tend to accumulate in cramped, humid spaces.  

Type

There are two main types of crawl spaces: ventilated and sealed (also referred to as “conditioned”). Ventilated crawl spaces are particularly susceptible to moisture and mold issues and, as a result, are better candidates for encapsulation. Sealed crawl spaces, on the other hand, don’t generally need to be encapsulated because they already have a vapor barrier to guard against moisture.

Crawl Space Encapsulation Costs

When considering whether crawl space encapsulation adds value to your home, it's important to know the up-front price tag. Encapsulation costs between $5,000 and $15,000 on average, depending on the size of your crawl space and the cost of additional crawl space repairs. For example, crawl space insulation can add between $1,000 and $4,000, while addressing cracks before adding the vapor barrier can add $250 each.

If you're preparing to sell your home in the next several months, consider whether your home value will increase enough to balance out these up-front costs.

DIY vs. Hiring a Pro

Handy homeowners and DIY enthusiasts might consider encapsulating a crawl space themselves instead of hiring a pro. The biggest advantage of DIY encapsulation is that it can save thousands of dollars. Labor costs account for 50% to 70% of a standard encapsulation budget, which equates to $3,000 to $4,200 on average. 

However, crawl space encapsulation is a challenging and time-consuming task that requires expertise in several areas. As a result, we recommend that most homeowners contact a local crawl space contractor. They’ll ensure the job is done quickly and correctly, so you can start reaping the benefits of crawl space encapsulation right away.

Is Crawl Space Encapsulation Worth It?

There are very few downsides to encapsulation, but it’s always worth ensuring that the pros outweigh the cons before undertaking the project. The benefits typically accumulate over time, so encapsulation is particularly worthwhile if you plan to stay in the same house for several years. Here are the main advantages and disadvantages to consider.

Pros

• Protects against mold, mildew, and fungus

• Helps keep pests and insects from entering the home

• Reduces energy costs

• Improves indoor air quality

• Helps prevent structural damage

• Reduces radon levels

• Increases home value

Cons   

• Expensive upfront costs

• Regular inspections to ensure vapor barrier is in good condition

• HVAC system may need to be upgraded or replaced

Ginny Bartolone contributed to this piece.