space. Over time, even small amounts of moisture can rot framing, turn
wallboard to mush, and promote the growth of mold and mildew. Before
proceeding with your basement project, you must deal with any moisture
issues. The good news is that moisture problems can be resolved, often
very easily.
Basement moisture appears in two forms: condensation and seepage.
Condensation comes from airborne water vapor that turns to water when it
contacts cold surfaces. Vapor sources include humid outdoor air, poorly
ventilated appliances, damp walls, and water released from concrete.
Seepage is water that enters the basement by infiltrating cracks in the
foundation or by leeching through masonry, which is naturally porous.
Often caused by ineffective exterior drainage, seepage comes from rain or
groundwater that collects around the foundation or from a rising water
table.
If you have a wet basement, you’ll see evidence of moisture problems.
Typical signs include peeling paint, white residue on masonry (called
efflorescence), mildew stains, sweaty windows and pipes, rusted appliance
feet, rotted wood near the floor, buckled floor tile, and strong mildew odor.
To reduce condensation, run a high-capacity dehumidifier in the
basement. Insulate cold-water pipes to prevent condensate drippage, and
make sure your dryer and other appliances have vents running to the
outside. Extending central air conditioning service to the basement can help
reduce vapor during warm, humid months.
Crawlspaces can also promote condensation, as warm, moist air enters
through vents and meets cooler interior air. Crawlspace ventilation is a
source of ongoing debate, and there’s no universal method that applies to
all climates. It’s best to ask the local building department for advice on this
matter.
Solutions for preventing seepage range from simple do-it-yourself
projects to expensive, professional jobs requiring excavation and
foundation work. Since it’s often difficult to determine the source of
seeping water, it makes sense to try some common cures before calling in
professional help. If the simple measures outlined here don’t correct your
moisture problems, you must consider more extensive action. Serious
water problems are typically handled by installing footing drains or sump
pump systems. Footing drains are installed around the foundation’s
perimeter, near the footing, and they drain out to a distant area of the yard.
These usually work in conjunction with waterproof coatings on the exterior
side of the foundation walls. Sump systems use an interior underslab
drainpipe to collect water in a pit, and water is ejected outside by an electric
sump pump.
Installing a new drainage system is expensive and must be done
properly. Adding a sump system involves breaking up the concrete floor
along the basement’s perimeter, digging a trench, and laying a perforated
drainpipe in a bed of gravel. After the sump pit is installed, the floor is
patched with new concrete. Installing a footing drain is far more
complicated. This involves digging out the foundation, installing gravel and
drainpipe, and waterproofing the foundation walls. A footing drain is
considered a last-resort measure.
is often only a temporary fix. Selecting an appropriate repair product and doing
careful preparation will make the repair more long lasting. A hydraulic concrete
repair product like the one seen here is perfect for basement wall repair because it
actually hardens from contact with water.
snowmelt from flooding your basement. Keep gutters clean and straight. Make sure
there’s a downspout for every 50 ft. of roof eave, and extend downspouts at least 8 ft.
from the foundation. Build up the grade around the foundation so that it carries water
away from the house.
foundation, inadequate or faulty gutter systems, condensation, cracks in foundation
walls, leaky joints between structural elements, and poorly designed window wells.
More extensive problems include large cracks in the foundation, damaged or missing
drain tiles, a high water table, or the presence of underground streams. Often, a
combination of factors is at fault.
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