Foundation Waterproofing Basics

As a homeowner, water issues with a basement or crawlspace can be a formidable problem. Many homeowners facing this problem wish for super hero powers or a silver bullet that can easily fix it. But that just does not happen.

As a Realtor and a Licensed General Contractor who specializes in remodeling projects I am always amazed at the number of homeowners I encounter who live with water leaks in their crawl space or basement. Many of these issues become extensive and damaging to the structure. Not to mention it can contribute to mold and other poor air quality conditions for the inhabitants. Yet these homeowners just live with problem. I have heard that old phrase a million times, “Well you know it’s just how these old houses are in this neighborhood.” or “It’s an Ardmore type basement.”(You can fill in blank with the neighborhood).

Many homeowners feel powerless against re accruing water problems. So to beat it you have to educate yourself on the basics.

1. The average house sheds almost 40,000 gallons of water annually. This is the amount of water that hits your roof and then travels to the ground around your home. This number does not include other impervious surfaces around your home like driveways, outbuildings and pavers.

2. Water is relatively dumb and does not change its game plan when spotted or caught. It will not change direction or defy gravity unless it is assisted by an outside force.

3. Water like electricity follows the least path of resistance. Water moves with the slope of the roof, gutter, downspout and the surrounding land. Gravity is the force that makes water move.

4. In large quantities, water leaves a foot print, a trail, dampness or dried minerals. This means you can trace the path that water takes by applying simple visional techniques.

5. Water in small amounts is easy to control or direct. But when water comes in large volumes it becomes a more complex issue.

Now that you know the basics here is how to take that information to the next level.

1. Always keep your roof clean and free of debris.

2. Make a visual inspection of your gutter system every six months. Make sure all gutters and downspouts are fully connected.

3. Have your gutters system cleaned at least twice a year or more frequently.

4. If you have French drains at your downspouts make sure the ends are free of debris.

5. Make sure the ground around all sides of your house slopes away towards the yard. Many times this requires brining in dirt or simple grading of the yard.

6. Many times the points of entry for water are small or large cracks in the foundation due to settling. Others can be from penetrations through the foundation for sewer and water pipes coming from the street. Take the time to fill these cracks and penetrations with mortar. Another area we see cracks are where brick steps and patios connect to the foundation and have settled independently of the foundation.

7. Making changes or updating your landscaping make sure low areas close to your foundation are not created where water will collect. When planting or digging in your yard make sure you do not crush or cut French drain lines leading from your downspouts.

8. When you notice water problems please take the time to trace the water back to its origin. Take a walk around your home during a moderate rain shower. You will see problems such as clogged gutters or downspouts, pooling of water around the foundation and the direction and speed of the water as it travels across your yard. Do not over think it! Look at the simple fixes first.

9. Remember there isn’t a silver bullet to fixing water problems. Try these basic and effective techniques first and then tweak them a couple times before the next rain storms. We have been successful in correcting 95% of the foundation water problems we have encountered by using these basic techniques which costs a fraction of other methods.

If these measures do not solve the problem then call a building professional or a water proofing company to investigate further. These professionals can install an interior drain system to channel the water out of your crawl space or basement or dig up the foundation to perform repairs.

by Steve MacSwain, Maplestone Construction a Custom Building and Remodeling Company