Why Basements Get Wet

Transcription

1 THE ULTIMATE BASEMENT GUIDE Why Basements Get Wet and how we will make yours dry BY DOUG LYNCH

2 Professional Basement Waterproofing with Life of House Guarantee It is a huge homeowner headache: water in the basement. Our customers always ask us Why do basements get wet? The bottom line is that either the basement leaks or it does not. Our staff understands why basements get wet and soon you will too. Please read the following information to find out why basements get wet and how A-1 Basement Solutions will make yours dry. Our work is Guaranteed for the Life of House. WHY BASEMENTS GET WET And How We Will Make Yours Dry SECTIONS I. What is a Basement? VI. What is a Sump Pump? II. What are Basements Made of? VII. Healthy Basement, Healthy Home III. High Water Table & Clay Bowl Effect VIII. The Best Solutions IV. Stages of a Wet Basement IX. Waterproofing Contractor Choices V. What is a French drain? What You Should Know

3 I. What is a Basement? Original basements were cellars for cold food storage. Root cellars kept food from freezing during the winter and prevented food from spoiling. When boilers replaced fireplaces for home heating, the basement was where the coal bin and later the HVAC was located. Older basements have often been dug out by homeowners to make the space more useable. After World War II, mass new suburban homes were built using large excavation machines, rather than the old way of excavating by hand. Thus basement spaces were able to mimic the layouts of the upper floors and used as a true living space. Today, most basements begin with a hole about 8 to 9 deep and are constructed in three parts: 1. The footings are formed and poured. The typical footing in a suburban style home is 16 wide by 14 deep. OR a floating basement is constructed which does not actually connect to the walls of your home. This type of basement construction is typically used for homes in clay soil. Many homeowners do not realize they have a floating basement, and assume the space between the walls and floor is a French drain. A floating basement is not a French drain system, but rather a way to prevent the basement floor from cracking as they clay soil fluctuates over time. Rainwater passing through the clay causes the clay to expand. When the clay dries, it shrinks. Unfortunately, clay soil foundations can become unstable, as floating basement floors do not actually connect to the walls; instead there is a gap where the floor and wall come together. 2. The 8 thick wall (either poured solid concrete or hollow concrete blocks) is centered on the footings, and was about 7 3 in height. 3. The slab floor is usually 4-inches of poured concrete.

4 II. How are Basements Sealed? Once the A-1 representative determines how the home was built, the representative then examines what materials were used in constructing the basement. The types of materials used help explain why the basement is taking water. In New Jersey, most homes built since the 1920 s have hollow concrete block foundations that are sealed with tar. Concrete is porous, and will absorb and retain water. The tar used for sealing concrete breaks down over time. The two main types of concrete foundations are both sealed with tar: 1. Concrete Block Foundations, also known as CMU, Concrete Masonry Units (often called Cinder Blocks ). These hollow block wall foundations are typically 8 H x16 W x 8 D with an excavation of approximately Poured Concrete Foundations Walls are usually 8 thick solid concrete and do not have the large holes like the block walls. The first is a poured solid concrete 8 thick concrete wall. There are also poured walls that are 10 or 12 inches. In New Jersey, most homes built since the 1920 s have hollow concrete block foundations that are sealed with tar. The Foundation Was Sealed During Construction These walls are sealed with a foundation tar like substance before the backfill occurs. That is your house s waterproofing. Most technically it is called damp-proofing. The tar is not permanent. It does not last forever. It is very similar to your roofing shingles. The tar has a year life, and that s it. If your home is over 40 years old, your foundation is no longer sealed If water has ever entered your basement before it means it will again because the foundation is no longer sealed.

5 III. High Water Table & Clay Bowl Effect Most people know that the water table has something to do with ground water. The word table provides an image of a flat surface, like the surface of a tabletop. The water table lies underground and is the level at which the soil and gravel are completely saturated with water. The water table is below the frost line of 36 where water never freezes. There is often some seasonal change in the water table, due to rain or drought. A high water table is especially common in areas where the soil is not well drained due to high levels of clay. Water tables can become elevated when they receive more water than they drain off. This can be from unusually high amounts of rain, or excess water from higher elevations. High water tables are often above the level of basement floors or crawlspaces. This almost always causes flooding in these areas. Clay Bowl Effect When your home was built the first thing that happened was an excavation so the foundation could be built. That hole in the ground is bigger than the foundation by a few feet on all sides. Next your foundation was constructed, the tar was put on the concrete and then the hole was filled back up. That dirt, which is called backfill, is loose and not compacted. The rest of the soil around the excavation has been undisturbed forever therefore it is compacted. So the backfilled soil around the foundation will always be looser and absorb more water than the undisturbed soil around it. When the excavation occurred it created a hole in the soil. The groundwater rushes to fill this hole. This causes what is known as the clay bowl effect around your house. The water fills up that backfilled area (the clay bowl) around the perimeter quickly because the soil is not as compacted. All of that water lies right up against your foundation which is what you don t want.

6 IV. Stages of a Wet Basement There are four stages of water penetrating your foundation. The earlier the stage is identified, the easier it is to mitigate the damage. The different stages include: Stage 1: Dampness and wet spots appear, mold and mildew begins to form, efflorescence (white crystal like powder) appears, and discoloration of foundation and blistering paint occurs. Stage 2: Walls wet to the touch, small amounts of water and a combination of signs from stage 1. Stage 3: Water on your basement floor and a combination of signs from stages 1 and 2. Stage 4: Heavy water in your basement and a combination of stages 1, 2 and 3. Once the basement has leaked, it will leak again, it is just a matter of when. If the water spots are left untreated in your basement, the repairs can be overwhelming. The earlier the water entry points are addressed, the less damage your home incurs. Homeowners sometimes downplay small basement leaks by saying: It only leaked because of Hurricane Irene. The fact is either a basement leaks or it does not. There is no in-between. Once the basement has leaked, it will leak again, it is just a matter of when. Waiting to fix the basement in ten years, when it is put up for sale, will cost more than fixing it in today s dollars. Doesn t it make more sense to fix the water issues at today s prices and enjoy a dry basement for the next 10 years until the decision is made to sell? Don t wait for another storm, or until the water problem progresses, fix the basement today. A-1 Basement Solutions can help with each water stage for any sized home. Upon your basement inspection, our representative will explain what appears to be occurring and outline the suggested treatment.

7 V. What is a French Drain? Why would we want to waterproof from the inside of your home vs. the outside? It Was Already Done from the Outside Perimeter drains are generally installed around the outside of a home foundation during the initial construction of the structure. Tar is applied to the foundation and the drains are buried around the foundation wall. Re-applying the tar to the outside of the foundation is a very involved and expensive process. The entire exterior perimeter of the home must be excavated, including areas with landscaping, driveways, patios, porches, etc. After the tar is re-applied and membranes added, a trench drain or perimeter drain is be installed. When the next big rain event hits and the water is coming up through the floor, the perimeter drain and tar can t stop it the basement floods anyway. Mr. French and His Drain In 1856 Henry Flagg French of Concord, Massachusetts wrote a book called Farm Drainage. In the book he described a system he devised to keep his cellar dry clay pipe surrounded with stone. This wonderful cellar drain system of Mr. French s sill bears his name. Over 160 years later we install French drains because they work and no one has yet to invent a better system. For French drains, the drainage pipe is place alongside the footings at approximately 8-inches below the basement floor level. Because of this depth and because it relieves the hydrostatic pressure (water pressure) from the footing area, the French drain is also called a Deep Channel Pressure Relief System. The water under the basement floor gets pumped away at that level before it comes up to the floor level. This effectively lowers the water table under your house. EZ Flow Drain Pipe To install a French drain: 1. The inside perimeter of the floor is cut approximately one foot from the wall. A trench is excavated and pitched. 2. Where possible, the lowest course of block is tapped and bled (weep holes) in order to drain the walls. 3. EZ Flow drainage pipe system is installed to deliver the water to the sump pump. EZ Flow is a 7 diameter system consisting of a HDPE slotted pipe surrounded by geosynthetic drainage aggregate encased in Geotextile Mesh. 4. To discharge the water, a.5 HP Zoeller submersible pump, which pumps 5,000 GPH, is installed in a covered polyethylene liner.* 5. Polydrain wallboard is installed over the bottom of the wall and over the entire trench in the basement. 6. The wallboard and drainage pipe are covered with synthetic aggregate. 7. The basement floor is re-cemented to its original level. *Basement perimeter of < 124 = 1 sump pump; = 2 sump pumps.

8 VI. What is a Sump Pump? A sump is a low space that collects any oftenundesirable liquids such as water. A sump pump is a pump used to remove water that has accumulated in water collecting sump pit, commonly found in the basement of homes. In a boat this low place to collect the liquids is called the bilge, and the pump used is a bilge pump. You get the idea; it s a pump that stays in the sump so it s called a sump pump. The sump pump will take whatever water is right there and pump it out. The sump pump is usually placed in the lowest part of the basement so when the water comes in, it will flow across the floor to the sump pit, so the sump pump can then pump it out. The sump pump provides an automatic way to get the water out of the basement as opposed to using a Shop-Vac and having to dump it out manually. The sump pump should be one part of a complete basement waterproofing French drain system. A sump pump alone is not effective to lower the water table under the house and prevent water infiltration. Having a sump pump without a delivery system (such as a French drain) can be likened to having a heart without arteries and veins; it s just not going to work right. In conclusion, if you have ONE spot that gets water and absolutely nowhere else and you don t want to vacuum it up then get a sump pump. The rest of us need a French drain.

9 VII. Healthy Basement, Healthy Home A healthy home requires a healthy basement. You cannot have one without the other. Damp basements cause unpleasant odors in homes. Mold spores and bacteria cultures that form on wet and rotting surfaces can expose serious health problems to your family. It is a serious health concern. People at High Risk to Mold Spores and Bacteria include: the elderly, people with allergies, children, and people with weak immune systems. The main living space is usually above ground with plenty of air circulation from the windows and doors being opened and closed daily. Also, the main living areas are more frequently cleaned. The basement air is not cleaned or aired out regularly. If your basement smells bad, something is wrong with the basement air quality and it needs to be professionally inspected. It is important to understand your basement has to be healthy in order for the overall air quality of a home to be healthy. Moisture does not necessarily mean the basement needs waterproofing or a sump pump installed. It does mean there is excessive moisture somewhere and a free inspection can help. If mold and mildew are present, the E-Z Breathe ventilation system is the most efficient choice for a moisture-free home. The E-Z Breathe Ventilation System is a maintenance free unit that helps protect your home and family from excess moisture and poor air quality resulting in a healthier living environment. It provides powerful ventilation, supporting both the EPA and the American Lung Associations recommendations to use a ventilation system to reduce indoor air pollution. For more about E-Z Breath Ventilation System, visit The moisture in the basement must be addressed as a well-sealed basement can still grow mold if the environment is not properly regulated. Do not solely rely on your dehumidifier for moisture issues. The concrete foundation moisture, below the frost line and water table, brings moisture year round and not just when the dehumidifier on your HVAC is used during the summer months. A-1 Basement Solutions tests for mold and mildew and can assess what must be addressed right away. Mildew is the smell of mold. If mold is present, there will be mildew.

10 VIII. The Best Solutions Just as there are different contractors, there are different ways to do the same job. A VW Jetta and a Mercedes S550 are both German cars and both will get you to work on time, but there is quite a difference between the two. At A-1 Basement Solutions, we take pride in providing you with the best solution and highest quality maaterials to solve your basement s water and air quality issues. Here is how A-1 Basement Solutions would provide a French drain to solve your problems: First we do prep work; we move your belongings, protect them with plastic and lay tarps across the floor. The EZ Breathe is installed. Then we install the French drain (see section V. What is a French drain? for details) including instaling high-quality materials and 7 EZ Drain system and drain board. Next we do the clean-up work; we remove the plastic and sweep the floor broom clean while removing all debris from your property. THE BIG QUESTION...How much is this going to cost me? The cost of the French drain depends on the size of your basement. It is calculated by the linear feet around the perimeter of the basement. So, if your basement is 36 wide and 24 long, your perimeter footage would be 120 [ =120]. A-1 Basement Solutions average French drain cost for a house with a:»» 100 foot perimeter basement (25 x25 ) is about $6,000 including 1 Sump Pump»» 130 foot perimeter basement (30 x35 ) is about $7,000 including 2 Sump Pumps»» 150 foot perimeter basement (40 x35 ) is about $8,000 including 2 Sump Pumps»» 180 foot perimeter basement (40 x45 ) is about $9,000 including 2 Sump Pumps»» 200 foot perimeter basement (50 x50 ) is about $10,000 including 2 Sump Pumps Note: Basement perimeter of < 124 = 1 sump pump; = 2 sump pumps. For example; if your house has 140 perimeter you can estimate the cost to be between $7,000 and $8,000 with two sump pumps. Prices are current as of February 12, 2012 are subject to change and may be adusted based on the needs of your home. The French drain is usually installed in ONE day by A-1 Basement Solutions experienced staff and the system is MAINTENANCE FREE once installed. The system carries a Transferrable Life of House Guarantee. There is NO TAX of any kind as installing this system is a Capital Improvement.

11 IX. Contractor Choices What You Should Know What should you expect when calling a basement waterproofing contractor? First is the visit and basement inspection. Here is the representative at your door. Hopefully he or she is punctual and has ID that is prominently displayed. What issues does your basement have? Be clear about what you would like to accomplish from the appointment. Typically after the basement inspection you will adjourn to the dining room table for the presentation or explanation. Here is where we will find out what is wrong and how it can be fixed. Different basements in different aged homes have different issues and should not all be treated the same. Beware of the company that only has a round peg fix and tries to make it fit the square hole. And finally, you ll discuss the price. The red flag should go up IMMEDIATELY if you are offered a greatly discounted price only if you sign today. The same goes for a company that wants to do the job tomorrow for a lower price. Your Consumer Protection Laws state that: You, the buyer, may cancel the transaction at any time before midnight of the third business day after receiving a copy of the contract. The reason that law is in effect is to protect you against unscrupulous sales practices. Caveat Emptor is Latin for Let the buyer beware. The salesman who keeps DROPPING THE PRICE in repeated attempts to get you to sign a contract NOW might not have your best interests in mind. If they give you a $1,000 off coupon, doesn t that mean they just raised the price by a thousand dollars so they could lower it? Caveat Emptor is Latin for Let the buyer beware. A good contractor who is licensed and insured should be offering referrals for your consideration and not sales gimmicks. Check out the company with the Better Business Bureau. The BBB uses a rating system from A+ for the best to F for the worst. Most people prefer to hire the highest rated when they have the facts. Consumer Protection Laws state that: You, the buyer, may cancel the transaction at any time before midnight of the third business day after receiving a copy of the contract.

12 Thank You Thank you for considering A-1 Basement Solutions for your waterproofing needs. We appreciate that you took the time to read our Basement Guide. To us, it indicates that you are serious about the health of your basement. As a way of saying thanks, you will receive a free ULV Mold Fogger application to your basement (up to $1,350 value) when we complete your French drain. You must ask our inspector for the free mold treatment to receive it, that s how we know you read the guide. Do not hesitate to call with any questions [email protected] About the Author Doug Lynch is from Westfield, NJ where he lives with his wife Kelli and their dog Sammy. He is the owner of A-1 Basement Solutions in Scotch Plains. Doug has over 20 years of basement waterproofing experience and takes pride in helping people have a dry and healthy basement. Doug is a member of the Fanwood/Scotch Plains Rotary Club and Business Networking International in Westfield. Doug has testified in NJ Superior Court as an Expert Witness in Basement Waterproofing and conducts seminars for local real estate agents to educate them about basements. Doug teaches a class entitled Keeping Your Basement Dry and Healthy at numerous local Adult Schools and is the author of the popular Basement Blog. In 2012, Doug was featured as an honest contractor on a hidden camera segment of The Today Show. See the clip here: