Water in the Basement

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Water in the Basement

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Okay, you've found a nice home for sale and you want to make an

offer but you noticed some moisture on one of the basement walls and

floor and that unmistakable odor of mildew. Now you have to make a

decision…buy the home and hope for the best and fix the problem (if

there is one) or walk away and find another home.

Before you walk away from a home that could be the home of your

dreams, you need to understand why basements become damp and realize

that the problem is not that uncommon, and in most cases, it can be

corrected or eliminated.

Why do some basements get wet and others don't?

Most basements, by the sheer nature of the fact that they are built

into the ground, present the possibility that water may come into

the home because water in the soil around the basement walls and

under the basement floor can put considerable pressure on these

areas.

This is especially true for older homes that have basements without

proper drainage around the home's foundation or a water membrane on

the exterior of the basement walls.

Sump pumps are a common item seen in many home's basements to

collect and remove water that naturally accumulates in the lowest

part of the home.

Many homes built at the end of World War II have basements

constructed of cinder blocks instead of concrete and they are even

more prone to water seepage and in severe cases, the walls of the

basement can bow inward due to the water pressure pressing against

them from the outside.

It's better to find out before you buy than afterwards, especially

since you can't always rely on the seller disclosures to be

accurate, because the sellers might not know they have a problem.

You should get an independent home inspection by a licensed and

accredited professional.

So, how does the water get into a basement?

Water follows the path of least resistance and will eventually find

a way to gain entrance into a basement through small cracks that

occur naturally in concrete or cinder blocks.

Believe it or not, concrete is a porous material. Once the water

enters the basement it can result in a variety of problems for the

home owner from dampness to standing water that can cause damage to

the home's structural components such as floors and walls and to

personal possessions such as paper files, boxes, etc. that come in

contact with the water.

If the water is allowed to remain, mildew and mold are usually the

next unwanted house guests.

Therefore, it's important when buying a house with a basement to

check for signs of dampness in the basement.

Signs of a Damp or Wet Basement

Water stains along walls or floor. But, look carefully because this

could be caused by something simple such as an overflowing laundry

tub, leaking drain hose from a washing machine, or it could be a

result of water seeping in through poorly caulked basement windows,

walls, or doors.

That unmistakable musty odor or damp smell of mildew. If you can

smell it then there's a good chance you will find it if you look

closely. If you can't find the source then you probably have

moisture inside the walls which could be causing considerable

damage. Have a home inspector check it carefully.

Potential Causes of a Wet Basement

Ground water. Water can seep through floors and foundations due to

heavy rain or seasonal run-off, or it could be constant water

seepage due to an underground water source you may not know exists.

Overflowing gutters due to excessive rainfall, clogging from leaves

or debris, improper installation, or a sudden thaw from frozen

gutters.

Not enough gutters. Sometimes homeowners install gutters in one or

two locations but not all the way around the house.

Downspouts. Water problems can be caused by disconnected downspouts

or downspouts that aren't long enough to direct water away from the

house. Adding splash boards will help channel water away from the

foundation.

Improper landscaping or grading. Home inspectors will look for this

first because it is usually the #1 cause of water flowing towards

the house instead of away from the house. Home owners who heap up

bark mulch against the foundation to make their plants and shrubs

look nice are inadvertently causing the problem because the mulch

will retain moisture.

Sprinklers. If sprinklers are aimed toward the house, too much water

will accumulate at the foot of the foundation and /or leak through

the foundation.

Condensation from pipes. Often, in high humidity areas, pipes will

form condensation and drip, especially from air conditioner units

without a release valve.

Water leaks inside the walls. If the interior walls lead directly

from the attic to the basement, it can provide a direct channel for

water from the roof to seep inside the house.

Mold. It could be colored black, brown, yellow or green, and you

won't know for certain if it's mold without having it tested by a

qualified lab. Often the northwest corner of a house is known as

a " cold corner " and it is usually more susceptible to developing

mold. Again, a qualified home inspector will be able to identify if

you have a mold problem and recommend what you can do to correct or

eliminate it. Warning: don't accept any home inspectors offer

to " fix " the problem. If mold is found, have it eliminated by a

professional who specializes in mold mitigation.

Efflorescence. This condition produces a white or sometimes grayish

ash on the walls and floor of concrete basements. Sometimes it

sparkles. Efflorescence is caused by salt deposits left behind by

evaporating water. This is usually a sign of high humidity.

Spalling. When water gets inside the surface of concrete, brick or

stone, salt deposits from the water cause the surface to flake away,

peel or pop off.

Possible Solutions & Options to Dry Out / Fix a Wet Basement

Redirect the source of water. While this sounds simple, it's often

overlooked.

Install French Drains, either under the slab or around the house.

Install drain tile.

Install a dehumidifier in the basement.

Install a sump pump in the basement, which will pump the water to

the street or at least 20-feet away from the foundation.

Install a floor drain.

Insulate the walls.

Bottom line…

If you believe the home you wish to purchase has water related

issues in the basement, have it inspected by a certified home

inspector. If there are any questions about the basements

structural integrity, have it inspected by a licensed

civil/structural engineer. If mold is present have a professional

who specializes in mold mitigation come to the home to verify what

type of mold is present and carefully inspect the basement walls and

ceiling to ensure that it is not hidden in these areas. Mold can

cause serious health related issues so don't take chances. I

believe it is worth the time and money to give you the assurance

that the home you are buying will indeed be your dream home and not

a nightmare.

Finally, if you do have moisture in your basement, you should never

store valuables, photographs, paper documents or anything you care

to preserve in the wet area until the problem is corrected.

Want more information?

For more information about wet basements and how to control them,

tune into FOX 4 Real Estate Expert Dave Pleskac's radio show, Real

Talk with Dave on 710-KCMO this Saturday from 8 to 9 a.m.

Dave's guests will be Connie and Mike from ReUse Concrete

and they will be talking about moisture problems in basements and

how to control or eliminate them.

You can also ask Dave for advice by sending him an e-mail or calling

him at: (913) 660-8960.

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