Around the House

By now most everyone has probably heard the radio advertisements for basement waterproofing systems.

The ads are correct in saying that water is an erosive compound which over time can lead to major foundation problems. Water seepage must be disclosed, and if left untreated or if it happens for a prolonged period of time, it can lead to mold or other environmental issues.

Before calling a water proofing company and spending possibly thousands of dollars on costly repairs, ask a professional Home Inspector to evaluate possible sources for the moisture.

Nothing against the waterproofing companies; there are many reputable companies performing a very valuable service for their clients. But they are in the business of selling waterproofing systems. A Home Inspector should be providing an unbiased evaluation of what may be causing the water intrusion.

There are two main causes of water penetration in most basements: negative grade and improperly maintained gutters and downspouts.

Negative grade, or ground sloping back towards the building, is the more difficult situation to remedy. The ideal slope is a minimum 1" drop per foot out 5 - 6 feet from the home. Sometimes it is as simple as a trip to the local home center to pick up a few bags of top soil. Other times the slope of the land is working against the home and it could require regrading the yard to redirect the water around the property. Many times the sidewalks or patio has settled allowing water to pond against the foundation. If the concrete is in decent shape the walk or patio can be mudjacked. If the walk or patio is broken into several pieces then replacement may be the only option.

The other main cause can be easier to remedy. Gutters and downspouts are designed to collect and divert water away from the home. Clogged gutters and downspouts terminating against the home can put a tremendous amount of water around the foundation in a very short time. That water is going to follow the path of least resistance which often times is into the basement or crawlspace. Properly maintained gutters and downspouts extending at least 4 feet from the home can go a long way to keeping the basement dry.

Two cases on point:

I was contracted to inspect a home in Northbrook. The home was a fairly large, sprawling ranch house that was close to if not over 100 feet wide. The back of the home was a long straight line with a gutter running the entire length. Three downspouts drained that gutter. The client expressed concern because a new sump pump had been added in one of the crawl spaces. As we moved around to the rear of the home, the client pointed out where the new sump pump had been installed. It was within 3 feet of where the center downspout - which drained half of the back side of the house - was pointed straight down. Over time the water had dug a hole almost two feet deep. According to the client, the sellers had spent close to $2,500.00 for a new sump pump when a 10' long aluminum extension would have most likely fixed the source of the problem.

Another client had asked a waterproofing company to come out at the time of the inspection at a home in Wilmette. The rep went straight to the basement while I was working the outside of the home. Sure enough, there many signs of water intrusion in the basement: water stains; damaged sill plates on the partition walls, and damage to the stair carriages. I saw all of this when I got to the basement towards the end of the inspection. What I saw first was the downspout that drained over half the roof of the home pointed back under the deck at a low spot right next to the foundation. The waterproofing rep never walked the outside of the home.

This is not to say that there are not times when a water proofing company is needed. If water is running through cracks in the foundation and the main contributing factors are not contributing to the problem, then absolutely they need to be sealed. But, unless the source of the water is fixed, no amount of sealing is going to work because over time water will find a way to get in.

About the author:
Jeffrey Wadsworth is a licensed home inspector with Windy City Home Inspection, Inc. Mr. Wadsworth does home, commercial and EIFS inspections. He is also a field trainer with the American Home Inspectors Training Institute.