Category Archives: exterior drainage systems

Wet Basements

The best defense against moisture penetration and the prevention of  cracks in basement walls is good drainage near the foundation wall. A small amount of dampnessmay  sometimes be considered normal for an older home, due to the older  construction methods and standards. If a  damp caoting of the foundation was appliedaround the perimeter of the foundation, it may have aged and is no longer useful. Typical lifesapn of damp proofing is about 40 years. Most codes today recommend waterproofing the basement walls.

 

If any depressions around the foundation exist, they should be filled and graded away from the house. Pitch slope of soils away from foundation. Slope should fall away from the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from the foundation.

Verticle settlement cracking may also be noted, although most of these cracks are small hairline cracks that are not  significant structural defects.and are considered normal for most homes. Stair-step cracks/or stress cracks noted may be more of a concern and indicate settlement of the foundation has occured. These types of cracks may allow moisture to penetrate and enter the building envelope. Sealing/repointing of cracks is recommended. Reparging of a brick foundation is recommended to prevent additional deterioration.

Major cracks/and bulges on foundation wall will occur if the has been significant movement of the soil grade beneath the foundation walls.  These cracks may indicate that correction to the exterior grade is necessay, If tree roots may be  pushing against foundation where he tree should be removed. If water is moving toward the foundation pusing the soil against the basement walls, corrections will be necessary.

 

Exterior Gutter System

Is something missing from this picture, of the roof overhang? While everything looks in good order at the soffit area of this home located in Middlesex County, NJ  there is one element that is missing and should be a concern to every homeowner. The rain water gutter system .

The gutter system’s main purpose is to divert water away from the house.  And having a proper gutter drainage system installed and maintained will also keep water from entering a basement as well as from running down the walls of the house and penetrating  the exterior walls and windows.

While inspecting this home in Middlesex County, New Jersey,  I noticed the water drained down from the roof and spilled directly on the ground at the rear, uphill elevation of the house.  When water is allowed to spill directly on the ground, and it is on the uphill side of the house, it has no where else to go but under the floor slab, continuing it’s down ward path dictated by gravity to the other side of the house.

Water traveling under a house can eventually cause settlement and cracking of a concrete floor slab. Any cracks that may develop can be the source of future insect infestation, as well as an area for dampness to enter, create uneven floors and possible damage to the walls of the home if left unattended.

When water travels up against a house or sideways, it can have a devastating effect too. One of the most common areas of concern that I find regularly is where water splashes against an exterior door. This will almost always rot the door trim and frame and the wall around it.  When gutters are installed and maintained, this doesn’t happen.