Keeping Water Where It Belongs
Exterior Waterproofing Tips & Guidelines
Water water everywhere and not a drop to drink. No, it’s not the ocean, although that would be a reasonable guess -- it’s the basement and it is the bane of many homeowners who live in wet climates. If you have water in your basement -- and chances are you do or have had -- it can’t be left untreated without risking damage to the structural integrity of the home or worse, damage to your health. Solutions to water problems can range from hundreds to thousands of dollars, and can be temporary or permanent depending on the causes. It’s a complicated situation for many homeowners, but I’ll help you navigate these tricky waters. First is to understand the basics of waterproofing, and then, use Hire It Done to help you find up to four qualified contractors who can help provide solutions.
It is not uncommon for basement floors and walls to crack. As a house settles, any large slab of concrete will inevitably show signs of cracking. As long as the cracks remain dry and close together (less than 1/16th inch), there is not much to worry about. However, if you live in an area with a high water table or excessive moisture, then those cracks are the points of entry for water to enter your domicile.
There are a few key points of entry for water to enter a basement: Through subterranean windows; expansion joints in the floor; cracks in the foundation; or though storm or sanitary drains.
- Windows
Perhaps the quickest fix, most homes have at least one window in the basement and the window tends to sit at or slightly above ground level. If the window sits below ground level you must have a window well around the opening. The well allows water to drain from the window and run into the drainage system of the house. If your home does not have a window well, a professional contractor can easily excavate the opening to install one. For windows at or above grade (ground level), an alternative is replacing the window with glass block. Glass block provides a water-tight barrier and still allows the transfer of natural light. New building codes in many states now require egress (exit) windows for basements, in which case a window well will be required. Check with a professional contractor or your local building department for specific code requirements.
- Expansion Joints and Wall Cracks
The most common of entry points, these problems may be caused solely by settling of a house. However, if your home is more than five years old and you are seeing cracking in the floor or walls, it is symptomatic of a larger drainage problem that most likely can’t be resolved from the inside.
In the majority of cases, interior waterproofing solutions are not permanently effective in fixing a drainage problem. Why? I always say that “water will always find a way” into your basement until you take steps to move the water toward a new ‘target’! Caulking, hydraulic cement and other quick fixes will plug holes and provide temporary solutions while you work to alleviate the underlying cause of water entry.
Cracks or bowed walls are caused mainly by pressure being exerted on the walls and floors. If water is not properly diverted away from the home then it will inevitably find its way through the cracks. Other causes of cracking are expanding and contracting soil pressure; large tree roots; garage and patio slabs; and even porch footings (the stabilizing columns under concrete slabs) which exert pressure on basement walls.
Basement walls must be treated with a waterproofing material such as tar, which will prevent water from being absorbed by porous concrete or cinder blocks. As well, all basements should be surrounded by 10” to 12” of small stones, such as pea gravel, and not sand or dirt. Drain tiles should line the perimeter of the home and tie into a city’s storm water system or into a deep dry well. Furthermore, the gradient surrounding the basement should pitch away from the structure which will allow water to drain away from the home. As homes settle, the ground around the basement will tend to sink, causing water to flow directly toward the basement walls. Changing the pitch of the ground, allowing water to flow away from the home, will go along way toward stopping water from pooling against the basement walls and floor.
- Storm/Sewer Drains
Any house connected to a city’s water and sewer system will have these drains in its basement. If there is a power outage, or an excessive amount of rain, these systems could stop functioning properly, allowing water to back up and enter the basement. Consider a reverse vacuum system which will not allow water to travel up pipes from the ground. This will also prevent water from backing up in the event a sump pump fails. Sump pumps push the water away from the home through the drain tiles and into the storm sewer. However, sump pumps do fail and are dependent on electricity to run. A reverse vacuum system connected to the sump lines will prevent water from backing up into the home.
- Other Benefits of Proper Waterproofing
It is not only water that waterproofing keeps out. Termites, which cause upwards of $5 billion in damage a year, and other insect infestations, can be mitigated by ensuring that basements are sealed properly. Radon, and other inert gases that seep from the ground and have been shown to cause cancer, can be eliminated by making sure all foundation penetrations are sealed.
One of the largest concerns from excessive moisture is the growth of mold, mildew and fungus. These nuisances thrive on moisture and have been shown to cause respiratory and other illnesses. While any underground structure will be affected by moisture, the most effective way of preventing a mold problem is by eliminating moisture from the basement. Dehumidifiers will aid in this but cannot remove excessive water from the ground.
Waterproofing is a procedure that will add to the life of your home and can prevent illness and damage from insects. I can provide you with up to four quotes from professional contractors who will visit your home and determine the best course of action to take in preventing water from ruining your basement. Just visit the "request a quote" section of this website or go to "ask adam" and send me your questions!.