Basement leaking water


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Old 05-21-09, 07:40 AM
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Basement leaking water

Hello Everyone,
I purchased a new home last year and even though I had a thorough home inspection completed, I've still been surprised by water leaking into my finished basement.

The water is entering the basement from the rear of the house (basement is half above/below the ground) near a daylight window. From researching and talking with contractors I believe there is a crack in the poured concrete wall near the corner of the window.

Many of the contractors want to rip up the drywall, repair the crack, and leave. First this is expensive, second I have to do the drywall and cleanup.

The wall is only below ground surface by about 4-5 ft. I'm going to excavate the wall and was hoping to get some advice on products to use to "seal" the poured concrete or repair the crack(s). The foundation has been treated with the black spray on waterproofing system contractors use, so I'm not sure a product like thoroseal would work or not.

Anyways, take a look at the pictures and let me know what anyone thinks might be the best approach.

Thanks,
-Travis-




 
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Old 05-22-09, 08:35 PM
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You are correct id digging outside. There is a membrane that comes on a roll with some liquid that looks like milk. Dry the foundation with a torch. Let the air get at it for an hour or so. Shoot the milk on it, apply the membrane. Make sure that it goes below the footing a few inches. Through some gravel in the bottom & back fill. Be careful not to get any dirt between the membrane & the foundation. Pitch the dirt away from the house.
 
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Old 05-24-09, 07:59 PM
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Originally Posted by Pulpo
You are correct id digging outside. There is a membrane that comes on a roll with some liquid that looks like milk. Dry the foundation with a torch. Let the air get at it for an hour or so. Shoot the milk on it, apply the membrane. Make sure that it goes below the footing a few inches. Through some gravel in the bottom & back fill. Be careful not to get any dirt between the membrane & the foundation. Pitch the dirt away from the house.
Yeah, I excavated a good portion of the basement wall which was all clay and found that the basement has the black rubber treatment and a membrane treatment on it already.

There didn't appear to be any cracks, holes, or other areas for water to be entering the wall. I'm starting to wonder if the water is seeping up through the floor on either side of the tiled wet bar?

Anyways thanks for the response. Good advice too.
 
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Old 05-25-09, 06:28 AM
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It could be that the job wasn't done correctly. Since you have it exposed, why don't you redo it? The mambrane has to cover the footing, the way carpet would go down stairs. The bottom edge of the membrane is the lay flat on the ground in front of the footing with gravel on top of it. If any dirt got between the membrane & the wall on the back fill, it kills the job.
 
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Old 05-25-09, 06:31 AM
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Is it possible that it's leaking around the window frame? I would think that the drywall would be stained in that case, but it would depend on how the water is flowing. Also, don't let the dog pee on the wall back there
 
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Old 05-25-09, 06:39 AM
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I just noticed on the exterior photo that the wooden step treads appear to be sloping back instead of being level, like the ground has sunk and took them with it. Is this accurate or an illusion of the photo? If there is a depression against the house there, water will collect, filter down, and seep into any crack available. I think proper slope of the yard away from the house would help. Unfortunately, when builders backfill basement walls, dirt is just pushed into the hole without compacting it. It settles over time and often creates a depression that directs water toward the house.
 
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Old 05-25-09, 07:37 PM
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Either the posts on the stairailing are not plumb or the entire right side of the house sunk.
 
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Old 05-25-09, 08:08 PM
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Basement leaking water

If the wall is in the conditions you described, it is very likely that you have too much water collecting around the foundation.

The fact you have clay in the backfill means they used the local soil, which is clay. When you dig for a basement in clay, you are really just digging a swimming pool. The water around the basement walls and footing can easily leak under the footings and built up and leaked in at the joint between the wall and the slab, which sits on the top of the footing.

You should take a long hard look at the drainage around the house and make sure you have at least 8' or 10' downspout extension to carry the water to an area where it will drain away.

Don't get too caught up in the location of the leak since water can travel long distances horizontally before you it shows up inside.

It is also possible you have a crack in the wall (common with poured walls).

Dick
 
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Old 05-26-09, 02:33 AM
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Before anything is done here what about the warranty?? Its a new home??

I would start from the window down. There is a special small tool you can use to Pop the siding off so you can check the windows installation. It was mentioned earlier that the leak would show up in the drywall. Not necessarily The inside walls are built out from the Crete wall for outlets and drywalling on studs not Crete. This "cavity" could be leaking through the window top/side/sill and not show up on the baseboard.

Check that first. The siding is the side to work from.

Also who Brain skip was it to tear out the drywall and seal from the inside???? Not real swift since its a shallow basement.

I think it was the windows install. whats the odds of it leaking by both the windows and NO Where Else.???.....
 
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Old 05-28-09, 05:25 AM
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Hi all,
The house is 10 years old, the deck stairs lean slightly, the rest is an illusion from the camera angle, the siding is above the ground (don't really think it's leaking there), the clay is about 8-12" inches thick and is under the rocks (I think to support them), and the gutters are hooked to corrugated black piping that runs out at least 15 ft. into a depression that has a drainage ditch running under the driveway to the back and into a ravine.

It really appears as if this is a "new" problem that occurred after I purchased the home. I didn't get a warranty on the home.

This company Basement Waterproofing Michigan | Mold Removal Solutions | Foundation Repair | StayDry Waterproofing, set up an appointment to give me an estimate, and the contractor canceled. He did have his crack repair specialist contact me, but he refused to come out and do the free estimate unless I agreed on a price of $400 for him to remove the drywall, inject high-density/pressure polyeurothane into a single crack. A second crack would cost $350. Then I would have to replace the drywall/paint.

For a company whose website states that interior repairs are worthless, and boasts "free estimates", I was a little perturbed.
 
 

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