Wet Basements
Q: What causes a wet basement?
A: Thats a good question! Over the years that I've been inspecting, wet basements are often cited as one of the biggest problems homeowners worry about. There could be several reasons for a wet basement, some relating to the outside of the house, and some to the inside.
Outside…
The ground surrounding the foundation should have a positive slope away from the house.
Gutters and downspouts are important.The seamless gutters should be sized for the house, as should the downspouts. Extensions are most important — be sure that they extend 6 to 10 feet past the foundation. Leaf screens to prevent leaves from clogging up the gutters are also important. Typically, seamless gutters with screens, down spouts, and extensions cost approximatly $5.00 per foot to install.
The condition of concrete front steps and sidewalks is important as well. If they are cracked, settled, or slope towards the foundation of the home, this, too, can cause a wet basement.
I've even seen where the garage apron is cracked and/or setteled. This can cause water to migrate to the basement.
High ground water levels is one of the hardest conditions to correct. This is why it's good to know what the soil conditions sourrounding your house are. Your city hall permit department will be able to tell you. Sandy soil is best, clay soil is the worst. If the soil is sandy, the water runs through it. Clay soil holds the water and can be a potential factor for wet basements.
Houses built too low in the ground also have a greater risk for water in the basement. Now that builders have used up the high ground and have worked their way to the lower ground, that, too has been a problem. So be careful — especially if its a newer home.
Contrary to popular belief, a pond or a creek near your house will not be a problem. This can actually be good, because water will seek the least amount of ground pressure.
So, to recap — gutters, downspouts, extensions, ground slope, sidewalk slope, apron slope.
Inside…
You will be able to tell if you have a wet basement by inspecting for surface moisture first.
You might see a slight discoloration on the block wall, also called effervesents. This is usually a sign that ground water is seeping through the foundation walls and it is typical in homes 50 years old or older.
You might see small stains on wall paneling or on work benches that have been there for years. You could see rust on metal bolts or circles from old paint cans.You may see mildew in the corners of the block walls or under steps. This is all very typical in older homes.
The presence of black mold on paneling, on doors, and on foundation walls is also a sign that your basement is wet. So is wood rot.
Other signs of a wet basement include standing water, or a small trickle of water, when it rains or after a winter thaw.
You should check for problems outside the house, as mentioned. If you still get water in your basement,you may need to hire a drain tile contractor. Drain tile will re-direct the ground water away from the house. A contractor will cut the concrete inside the house all the way around to create a circle. He will dig out the old soil and install 4" perforated plastic flexible piping. Then he will fill it with gravel and pour concrete over the piping to finish the floor.
The plastic drain tile directs the water to a sump basket. A sump basket is a 40-gallon plastic drum. The drum may feature a sump pump, but a sump pump is only needed if the drum fills up after heavy rains. 50% of all drums have no sump pumps, but a pump can always be added later if needed. Typically, the cost for installing drain tile with a sump drum and a pump on a 3-bedroom rambler is 3,500 to 4,000 dollars.
Don Doty — Homeplace Inspections, Inc. |
