Home Inspection: Basements
Our topic for this article will be basements. Many of the things we will touch on can also contribute to crawlspace issues as well but because a basement can become part of the living quarters, we'll focus on that.
Moisture Problems: Virtually all basements leak from time to time. Even basements that have never been damp may someday show moisture or even a trickle of water. Sometimes this happens after an unusually heavy rain. Often, basements spring a leak because silt has accumulated in the gravel backfill/perforated pipe drainage system buried underground. When this happens, water accumulates above the footings, creating water pressure that penetrates tiny cracks that abound in most foundations. No foundation can serve as a reverse swimming pool – keeping out water that builds up above its footings.
Contributing Factors: Perhaps voids under concrete slabs have created a channel for water to flow next to the foundation. Perhaps a growing tree root has channeled water to the foundation or even cracked the foundation wall. A new flower garden or similar project may have loosened the soil next to the house. Gutters or downspouts may have become clogged and are dumping water near the foundation instead of flowing it away from the house.
Practical Approaches:
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Create positive slope away from the house by raising the soil level next to the house. Be careful not to come within 8” of the siding with the new soil level.
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Remove excess vegetation from around foundation walls. Do not plant shrubs or trees next to the house.
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Be sure water from downspouts is routed away from the building. This can be done by putting elbows at the bottom of the downspout and also using splash blocks.
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Be sure to keep gutters and downspouts flowing freely so that water does not overflow around the foundation.
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Remove large roots from around the foundation. (This might kill the tree)
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Seal all driveways, steps, and patios where they join the house.
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Repair any cracks that you notice.
If these approaches don’t solve the problem, you may want to hire an inspector to analyze the situation and recommend an approach.