need help for a leaking condo basement

Old 07-31-05, 08:34 PM
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need help for a leaking condo basement

I have a finished walk out basement in a condo which is on a slope. This is the second leak I've had in my basement. The first one was a vertical crack which I was told was due to "not enough lateral load on the wall". Now I once again have a wet carpet but this time, its two non-contiguous spots. One is next to my doorwall and another is next to a wall between the doorwall and a window. The condo association only uses one waterproofer and they only fix leaks from the inside. They require that I take down the dry-wall 4 feet above ground where the leak is before they will even come out to look at it. This frustrates me a little since I am the one who has to pay for it to be taken down and replaced.

What I am wondering is if this is now a horizontal crack, CAN you fix it from the inside or should I insist on getting a different contractor to look at the problem. Also, do I also need to pull up my carpet (no small feat since I have a pool-table) to look for cracks? Could there be a problem in the seal around the doorwall and if so, how do you find it? Do I really need to take down dry wall? Lastly, can I just clean the carpet or is there a big risk of mold and I have to replace it?

Thanks in advance.
Old 07-31-05, 09:20 PM
Join Date: Mar 2005
Location: USA
Posts: 5,651
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leaking condo basement

I can only address the cracks and not the association policies, which are different in every association. Based on my association, I have observed that it is possible to alter what the association pays for. If one person has a problem there is little likelyhood of getting it changed. If there are many, then the rules change. Your problem make not be unique since all buildings are on the same site, built using the same plans and normally by the same contractors. - Check with others for similar problems.

All staes have different association regulations and some items of association liability can be determined by the property owners.

Leak #1
The excuse for there not being enough lateral load on the wall is either a misunderstanding or does not make any sense. I have 40 years experience in dealing with loads and cracks in walls.

Other leaks
The other leaks can only be studied by observation. It sounds like they want the interior finishing removed to determine it was not a leak from above and actually needs a waterproofer. The location and direction of the crack can help determine the cause and the proper way to prevent future leakage. This observation can normally only be done with finishes removed. The association agreement you became a part of determines the areas covered by the association (you and your neighbors) and those that are the responsibility of the individual owner. The requirement and payment of minor items are usually determined by the board of directors of the association. There may be a management company that is hired by the association for administrative items that must be approved by the board elected by the owners.


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