Home > Blogs > Stanley Stepak > Stan Stepak Avon Lake Ohio's Real Estate Connection

What to look for in a wet basement. (Avon Lake Ohio Realtor)

Real Estate Agent with Howard Hanna - Avon Lake, OH 2006004434

December 09, 2009 03:13 AM

What to look for in a wet basement:

Poor exterior grading along the perimeter of the foundation walls is likely the number one cause of leaky basements. Common sense tells us that we want surface water to flow "away" from a house, not to collect and pool adjacent to the foundation walls. A good "rule of thumb" is a 1-to-1 relationship in slope. In other words, at least 6-8 inches of slope away from the foundation walls, extending for the first 6-8 feet.

Poor grading inside window wells as well as a lack of window well covers, can greatly contribute to basement leakage.

Plant and shrub overgrowth, especially when very close to the foundation walls, can allow for water to penetrate next to the house, by following the root systems.

Landscape edging that is too high and doesn't allow for water to flow over it can act as a dam, restricting water from flowing away from the house.

Lack of adequate gutters can force water run-off from the roof, directly onto the loose filled area of the "excavation ring". Ensure that your gutter extensions are long enough, so they extend past the excavation ring. Replace any leaking or rusted gutters.

Patch or fill any cracks in foundation walls. Smaller cracks can be filled with caulk or mortar. Larger cracks, or cracks that extend well below the surface, may require special repairs (epoxy, rubber membrane, etc.), and a specialist should be consulted.

Cracked or poorly sloped paved surfaces that are adjacent to the house can greatly contribute to water intrusion, because they shed water so fast. Any open gaps in driveways, patio slabs, etc., adjacent to foundation walls should be caulked.

If the water level inside the sump basket is up onto (or close to) the entry drain tile lines, it can back up around the house, inside the lines, creating a leakage problem. When water levels are this high, it's time to install a pump.

Patch / fill open cracks in basement floors with epoxy, to prevent water from being forced up through them.

Always operate a dehumidifier in the summer months. While central air conditioning will provide some dehumidification, there is no substitute for a stand-alone unit.

Wrap pipes with insulation. Some water lines are more prone to condensation than others, and consideration should be given to placing insulation wrap on them, to minimize the potential for condensation & resulting dripping.