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THERE ARE 7 BASIC WAYS WATER GETS INTO YOUR BASEMENT 1 -- Seepage through the concrete capillaries 2 -- below grade leakage through cracks or joints in the walls 3 -- above grade leakage through cracks or joints in the walls 4 -- below grade leakage through form ties or honeycomb in the walls 5 -- above grade leakage through form ties or honeycomb in the walls 6 -- above grade joint at top of foundation wall 7 -- high water table causing leakage though floor cracks or wall/floor joint |
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Cracks - Happen because as cement dries it shrinks, they can also occur from settling. There is no cost effective way to prevent this from happening, but if a rubberized membrane (waterproofing) is applied to the outside it can bridge a crack and prevent a leak. Note: Code only requires damp proofing, however it is only a vapor retardant and will crack with the cement. |
    
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| Cold Joints - Any area where cement has been allowed to cure and then new cement is poured against the cured surface. Ex. The footings are poured and allowed to cure before pouring the walls. Special care should be taken to make sure all cold joints are cleaned and a thicker rubberized membrane is applied. |
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Honeycomb - Whenever cement is not settled properly there can be voids in the wall. The best prevention is to make sure the cement is settled properly. If there are any voids they should be filled with a cement grout before waterproofing is applied. |
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Penetrations - Any hole that has been drilled through the wall should be sealed properly from the outside. Above GroundWater can also come through above the ground level and work its way in. Water can get in around windows, over the foundation walls (joints), and through above grade cracks.Windows - They aren't made to be aquariums. Rain or sprinklers can be a problem if they are causing too much water to gather in the window wells. Three things will make a difference. Slope the ground away from house and the sides of window wells. Dig down inside window wells at least 1 foot and fill with gravel. Make sure that the edges of the windows are caulked properly. Joints - Water can go through a joint above ground about as easy as one below ground. Don't leave any of the top surface of foundation walls exposed to outside. Make sure flashing is properly installed. Avoid having large amounts of water running down walls by using rain gutters and roof drains properly. Above Grade Cracks - These are generally only a problem if the grade is too high above the top of the waterproofing membrane (more than 3 inches), and/or if the grade isn't sloped right causing water to sit against the wall. Care in proper backfilling and a good slope away from the house will almost always prevent a problem. The Key is to find the leak and the source of the water. Generally most leaks can be fixed from the inside or outside.Call Justin for more information. |