Any Solution To This Water Issue In My Basement?

Question

I'm completely redoing a 3 unit property I purchased from an estate. The property had serious support issues in the basement due to a bad roof problem that the previous owner left unattended for several years. So the city wanted me to reinforce virtually all of the support joists down in the basement. They also wanted me to install new footings under a part of the first floor. So my guy dug down there to install a rebar and add new cement.

The problem is that there's water coming in from the ground underneath that doesn't allow the cement to dry. So I need to find a solution for this water before the inspector comes back in and orders me to install a French drain or something. Does anyone have any solutions? I haven't been over there yet to look at it as I just talked to my contractor about 10 minutes ago. I'm just wondering if anyone has come across this before and what do they usually do about it. I need to get that water out there out of there before the inspector comes in and orders me to install an expensive French drain. Thanks in advance for any suggestions.

Chris Christianson · Answer

Like most all home issues the first step should be figuring out the root cause of the problem.  Where is this water coming from.  If it's from below, ie. a spring or high water table then your solutions are few and complicated.  If it's from above due to poor drainage around the perimeter of the house, lack of rain gutters, even lack of rain gutters on the neighbors house, then the solution is much easier.  If the problem is from below then the interior perimeter drain system with a sump is probably the way to go.  If the problem is outside, which it usually is, then install gutters and spouts, make sure you have proper grade at least 10 feet out and if all else fails, install an exterior French drain.  If it's from above then installing an interior drain system will still leave you with wet walls and a continued water problem.

Steve Babiak · Answer

@Patrick Tutwiler - I have interior perimeter French drains and sump pumps in several properties. The pumps do not run continuously, only when the sump water level gets elevated - so not an electricity hog.

Now I will add that I once went to an REO property that still had electricity on - very unusual for REO properties near me. Turns out they had to keep the electricity on because the sump pump ran constantly. Apparently, there was a spring or well feeding water into that basement continuously, and that is a hard problem to solve (not a problem for me to move on to look at another).

Kyle Hipp · Answer

To prevent further problems I would install an interior drain tile system. Just dig around the foundation on the inside of the basement and put down your drain lines into a pit for a sump pump. This will take away any water coming in from the outside. If you have a high water table or water dcoming in from under the house you might need a bleeder line coming from the middle of the basement in some spots to allow the water to drain to the pit and be removed. This method is a lot easier than digging up around the outside of the house.

Patrick T. · Answer

Thanks@Steve Babiak .  You're right they can be a good solution.

I just want to encourage Jeremy to do the necessary research.

People tend to panic over inspections.  Inspectors can be very good problem solvers, educators and networking facilitators for rehabbers.  I usually have a good time with them on jobs, even when there is an issue, because they know I'm looking for the right solution.

Patrick T. · Answer

All of the above is good advice @Ibrahim S .

I would not try to hide anything from an inspector.  They are usually smarter than the average rahabber  and have seen dozens or hundreds of these problems. He may know there is a water problem in that area or even in that house.  If he catches you hiding something or taking short cuts, you will be up a creek.  It is not worth it.

While the other advice here is good, I woulnd't want to buy a house that had a pump running constantly through some months of the year.  It is a significant cost in the electricity.  And the pump will require regular replacement if it runs that much. Also, you must disclose things like that to buyers, especially if it is your work.

You should take a deep breath and look at the best long term solution.  You own this problem.  You can't just do a patch.  The cost of a delay or an exterior drain is small compared to fines from the inspector, a lawsuit after the sale from a buyer, or having to go back in a do it right.

Steve Babiak · Answer

I agree with the others, install an interior perimeter French drain with sump pump. Might seem expensive and you maybe did not originally budget for that, but in the long run that's the proper approach.

John Moore · Answer

@kyle is right on the money.  You might have a high water table that would cause hydrostatic pressure or you could have water coming in through the foundation whichever the cause you need to divert it permanetly.  A sump pump is a quick fix make sure the pit is deep enough to keep the water a distance from the floor. Adjust the float so it keeps the water several inches from the floor.  Monitor the pit to determine that the sump pump is not constantly running.  You may have a seasonal problem due to weather conditions.

Jon Holdman · Answer

You need to do something to permanently get the water going somewhere else.  Even if you temporarily get it removed, it will come through the concrete unless you've waterproofed the concrete.

For the temprary part, you need to dig a big enough hole to give the water somewhere else to go and then stick a pump down there to keep it away while you're going your foundation work.  Once the concrete is cured sufficiently you need to water proof the outside of the foundation walls.  Maybe that's enough, but you may really need to put in a french drain to keep the water away.

Any Solution To This Water Issue In My Basement?

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