Edmonds Attic and Crawl Space Contractor
Edmonds has some of the oldest houses we work on, especially in and around the Bowl near downtown, and a lot of hillside lots facing the Sound. Older framing, marine air and slopes that send water toward the foundation shape most of the work we do here.
Older Edmonds houses and what is in their attics
Edmonds homes built before about 1940 sometimes still have knob-and-tube wiring running through the attic, shallow or no insulation and very little ventilation. Some have vermiculite poured between the joists. Before any insulation goes in, we confirm what the wiring and the existing material are. That may mean an electrician's evaluation or an asbestos survey first. See our guides on knob-and-tube wiring and vermiculite.
Hillside lots and wet crawl spaces
On sloped lots — common from the Bowl up toward the highway and in Seaview and Meadowdale — groundwater moving downhill meets the uphill foundation wall. Crawl spaces on these lots often have one wet wall and a dry one. The answer is usually a partial interior drain along the uphill wall with a sump at the low corner, rather than a full perimeter system. See drainage and sump pumps.
Marine air and attic ventilation
Houses near the water spend much of the winter in humid onshore air. Attics with poor intake ventilation and air leaks from the house below show condensation and mold staining sooner than inland houses of the same age. Attic ventilation and air sealing are the core fixes.
Typical Edmonds projects
| Project | Range |
|---|---|
| Pre-1940 attic: electrician check, air seal, R-49 fiberglass | $4,500 – $8,000 |
| Uphill-wall drain + sump, partial liner | $6,000 – $10,500 |
| Attic mold treatment with fan rerouting | $2,500 – $5,000 |
Edmonds questions
My house is in the Edmonds historic register. Do exterior vent changes need approval?
Visible exterior changes on designated properties can require review. Most of our work is out of sight, but new roof caps or wall vents may be visible. Check with the city before we add new exterior penetrations, and we will plan vent locations to stay discreet.
Can you work in a crawl space under 18 inches?
Yes, with more time. Many older Edmonds crawl spaces are tight. We note low-clearance areas in the inspection and price for them.
Most requested in Edmonds: Attic Ventilation · Drainage & Sump Pumps · Attic Insulation