TOPIC: Crawlspace water stains on masonry block

Scenario

Client, clients agent and seller present.
Seller is a car salesman. :

Well maintained 1968, split level with a crawl.
(Only 40 pics)

Left crawl for last.
First thing out of my seller is the stains you see are from some old carpet I threw away. :

There were tell tale stains/efflorescence at numerous lower course masonry blocks. Between the unfinished crawl and finished areas there was erosion, rotted wood and signs of past leaking.

Listing agent and seller were on me that these are old stains and not active. :-*

The exterior drainage leaders, extensions were all open and poorly sealed.

I advised my client to obtain estimates pertaining to the stains.

I am not buying the info from the car salesman, the agent can go refer her usual inspectors.

My client can rest easy if he knows the extent of the water stains.

Even if it's inactive I believe it's still your duty to note it on the report for further evaluation to make sure. If it's something that's been repaired the seller can show receipts. Good call on your part.

The footing form should no longer be there. Advise them to remove it.

The efflorescence in the CMU wall is not "as active" as it was.
All basements and crawlspace is are subject to moisture intrusion. Efflorescence is an indication of a long-term ongoing situation which may not be currently active 365.

Good call David!

I am going back to retrieve a radon monitor tomorrow and the buyers agents, seller have been giving my client bad advice.

They insist I probe the moisture with a meter.

I told my client I have no problems probing the wood but I will still advise to have this further evaluated by a qualified professional.

I agree that the efflorescence are older stains. But there was evidence of past water penetration.

When the car salesman stated the stains were from a carpet before I went in I knew he was not disclosing truth fully. He claimed he only noticed a small area of stains. He is full of crap.

I hate to report monitor the stains and if condition worsens then open your wallet and pay.

I feel this first time buyer should have the moisture stains reviewed before closing. Let the professional determine if the stains are old and if the crawl will not leak when spring rains occur.

Thanks Devin, Dom I appreciate the verbal support.

Dave A.
I would imagine there is some heavy rot, maybe even some insect damage on the other side of the forms. It looks to me like some erosion has occurred running parallel to the forms. The floor even appears darker right below the form.

I still stand behind my original recommendation. Have the crawlspace reviewed by a qualified moisture/drainage specialist before the close of escrow.

Moisture may be or have been coming in via that small vertical board which was probably nailed onto the wall.

Is there a reason you did not measure it with the meter during the inspection?  My experience is that 20% or more indicates active and/or recent moisture.  It would have been demonstrable then and you could have reported it as potentially active.

I think your intuition about the car salesman is correct.