Structural Repair + Encapsulation: How We Handle Complete Foundation Rebuilds
Introduction
Complete Foundation Rebuilds in Middle Tennessee
FROM STRUCTURAL REPAIRS TO FULL ENCAPSULATION
We just started a project in Springfield that's going to be a fun one.
It's a gutted investment property that needs everything - and I mean everything - done right from the foundation up.
New subflooring. New rim band. New floor joists. Complete reframing of broken areas.
Then we'll handle the crawl space work - lifting floors with floor jacks, removing microbial growth, and full encapsulation.
This is the kind of project that shows why having a crew with real construction experience matters.
We're not just crawl space guys who have to call someone else for the structural work.
We handle it all, start to finish, under one roof.
Investment properties are different from regular homes.
There's no working around existing problems or doing "good enough" patches.
When a house is gutted like this one, you have the chance to rebuild everything the right way.
That's exactly what we're going to do.
The Scope: What This Project Involves
This Springfield house needs a complete foundation system rebuild. When I say complete, I mean we're touching every major structural component under this house.
The subflooring has to be replaced. These are the boards that sit on top of your floor joists - basically the floor of your first story. When these rot or break, you've got soft spots and sagging floors above.
The rim band needs replacement too. That's the board that runs around the perimeter of your foundation, connecting all your floor joists. It's one of the most important structural pieces, and when it fails, everything else starts to go.
We're also replacing broken floor joists. These run across your crawl space and support your entire floor system. Some are damaged, some are undersized for the load they're carrying. We'll fix both issues.
And we might even be lifting the foundation itself. Sometimes over the years, foundations settle unevenly. We can correct that with the right equipment and approach.
The best part about working on a gutted house? No furniture to move, no carpet to protect, no working around homeowners' schedules. We can focus completely on doing the work right.
Why Structural Experience Matters
Here's something most crawl space companies can't do - handle major structural repairs in-house. They have to subcontract that work out to a framer or contractor, which means higher costs and less control over quality.
My foreman was a framer by trade before he joined Crawl Logic four years ago. He can rebuild entire subfloors, sister floor joists, replace rim bands - basically anything structural that needs doing under a house. We've been working together long enough that I trust his work completely.
When you keep everything under one roof, a few things happen. First, costs stay reasonable because we're not marking up subcontractor work. Second, quality stays consistent because the same crew doing your structural repairs is doing your encapsulation. And third, communication stays simple - you're dealing with me the whole time, not multiple companies.
That's a big advantage on projects like this Springfield house. We can move from structural work right into crawl space work without waiting on other companies or coordinating schedules.
The Reframing Process
Reframing starts with assessment. We identify every broken piece - rotted rim bands, cracked joists, damaged subflooring. On this Springfield project, we've got damage in multiple areas that all need addressing.
Then we plan the approach. Which pieces come out first? What's supporting what? How do we keep the house stable while we're replacing structural components? This is where experience really matters.
Material selection is straightforward - we use properly treated lumber rated for ground contact and moisture. No shortcuts on material quality, especially for investment properties where this work needs to last decades.
The actual reframing involves careful removal of damaged wood and precise installation of new components. Everything needs to be level, properly fastened, and built to code. My crew has done this enough times that they know exactly how it needs to look when it's done right.
Timeline depends on the scope, but we work efficiently. The goal is quality work done in a reasonable timeframe. For investment properties, that balance matters - you want it done right, but you also want your property generating income.
Floor Jacking and Foundation Work
Sometimes floors sag over time. Floor joists settle, foundations shift slightly, and you end up with uneven floors that need correction.
That's where floor jacks come in. We assess how much lift is needed, then install permanent jacks at key points to bring floors back to level. This isn't a quick fix - we're installing structural support that'll last as long as the house does.
Foundation work can get more involved. If the foundation itself has settled unevenly, we might need to lift and stabilize it. This takes specialized equipment and a careful approach, but it's absolutely necessary for long-term stability.
The key is not rushing this work. You can't just jack everything up at once - foundations and floor systems need time to adjust. We work methodically to ensure everything stays stable and properly supported.
On this Springfield project, we'll evaluate exactly what's needed once we get deeper into the structural repairs. Sometimes you don't know the full scope until you start peeling back layers.
Microbial Growth Removal
Even in gutted houses, microbial growth is often an issue. Just because the walls are stripped doesn't mean the crawl space is clean. Years of moisture exposure leave their mark on floor joists, rim bands, and subflooring.
Our removal process is thorough. We identify all affected areas, treat them properly, and remove any wood that's too compromised to save. This isn't just about appearance - it's about air quality and structural integrity.
Before we encapsulate anything, the crawl space needs to be clean. You can't just cover up growth and call it done. We document everything we find and everything we treat, so there's a clear record of the work.
For investment properties, this documentation matters even more. Future buyers want to know the house was properly addressed, not just covered up.
The Encapsulation Process
After all the structural work and growth removal, we move into encapsulation. This is where we seal the crawl space completely - walls, floor, everything.
We start with a drainage system if needed, then install our vapor barrier. For this Springfield project, we'll likely use our 20-mil option - heavy-duty material that stands up to the kind of traffic investment properties see during renovations and maintenance.
The dehumidifier goes in last. We use Aprilaire units - best on the market, reliable, effective. This keeps humidity controlled long-term, preventing future moisture issues.
Encapsulation after a complete structural rebuild makes sense. You've just invested in fixing everything properly - now protect that investment from the moisture that caused problems in the first place.
We'll also install our standard 10-20 lights throughout the crawl space. Future inspectors, HVAC techs, plumbers - anyone who needs to access this space will be able to see clearly. That matters for investment properties.
Ready for Your Foundation Project?
Whether you've got an investment property that needs complete rebuilding or a home with structural issues, we can help. Free assessment, clear pricing, and the same crew handling everything from structural repairs to final encapsulation.
Give me a call or text for a free inspection. You'll get my real cell number and direct access throughout your project. We serve Springfield, Nashville, and all of Middle Tennessee.
This is what 12 years of experience and a crew with real construction backgrounds can do for your property.
