Basement water proofing

MN · Member since 2019 · 19 posts · 1 vote

Minneapolis MN area. Beautiful 3bed 3bath, basement is partially finished, we are experiencing issues with water in the basement, likely from the windows, and looking for recommendations for a basement water proofing company. We would like to turn this into a 4th bedroom after the water issue is handled and rehab the rest of the basement.

Does anyone know a reputable company to reach out to? Thanks!

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Marcus Auerbach

Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes

Basement water proofing is a bit of a conundrum, because a basement is not a ship or submarine. Windows are not designed to be water proof. The window well is supposed to drain down to the foundation and drain tile system. A window well cover keeps rain out. In general most basement water issues can be resolved by managing surface water on the outside. Take a look at the property during a rain storm and see where the water is going. Anything you do on the inside is going to be costly and only a bandaid, if you don't adress the root cause.

Consider leaving a 3 foot hallway between the basement wall and the interior drywall. This way you can maintain access and small amounts of water dont immedeatley soak into your carpet and baseboard. Caulk the baseplate for additional protection. Be sure to run a good dehumidifier!

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Marcus Auerbach
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
7y
Basement water proofing is a bit of a conundrum, because a basement is not a ship or submarine. Windows are not designed to be water proof. The window well is supposed to drain down to the foundation and drain tile system. A window well cover keeps rain out. In general most basement water issues can be resolved by managing surface water on the outside. Take a look at the property during a rain storm and see where the water is going. Anything you do on the inside is going to be costly and only a bandaid, if you don't adress the root cause.
Consider leaving a 3 foot hallway between the basement wall and the interior drywall. This way you can maintain access and small amounts of water dont immedeatley soak into your carpet and baseboard. Caulk the baseplate for additional protection. Be sure to run a good dehumidifier!
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Jordan MoorheadBusiness Member
Real Estate Agent · Austin, TX · Member since 2015 · 5k+ posts · 3k+ votes
7y
@Stoddard Barnhill shoot me a PM
[email protected]512-888-9122
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Ben Sears
Flipper/Rehabber · Farmville, VA · Member since 2018 · 280 posts · 171 votes
7y
Having done basement waterproofing on several properties, I can tell you to get a few quotes. Every company that you talk to will have a different theory on where the water is coming in and how to fix it. There are a few simple things that you can check before forking over big bucks:
-If your windows are old, it might be worthwhile to replace them after determining that they are the issue. Take a garden house and shoot the outside of the window and look for leaks. You may have bad gaskets or seals. Properly installed windows are designed to be waterproof. Otherwise it would be pointless to install them!
-Gutters and downspouts. I had a property with a wet basement that was remedied by simply installing corrugated piping to route water from the downspouts away from the house.
-Exterior grading. All grading should be swept away from the house at approximately 1"/foot for 6-8' from the foundation.
-So many people try to solve water issue by caulking doors and windows, painting walls, etc without determining the real cause for water intrusion.
-Your contractor could recommend everything from re-grading, drain tile and sump, to digging up the foundation or a combination of all of these. Have a clear understanding of the scope of work and timeline involved. Check for warranties on any sump pumps or mechanical devices. The sump I installed had a 120v alarm with battery backup that required annual service performed by the company under the installation warranty.
-I second the dehumidifier, although I'm not sure how big of an issue that is up North. Here in the south it's almost mandatory!
-Any water intrusion into the basement is unacceptable. Leaving space to monitor water intrusion means you have failed to remedy the issue. Additional caulking, silicone, waterproofing on drywall, baseboards, flooring is unnecessary if you have remedied the problem.
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Stoddard Barnhill
OP
MN · Member since 2019 · 19 posts · 1 vote
7y
@Ben Sears very helpful, thank you!
I received a bid yesterday and they determined drain tile was needed throughout the basement. The water appears to be coming from the foundation not the windows. It rained very hard for the past two days so we ripped up the flooring prior and watched where the leaking was coming from.
I believe more quotes is a good recommendation. The leaking is really coming from one room, the larger area of the basement tests around 12-15 with the tool they used up against the wall. I believe a dehumidifier would help here.
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Account Closed
Rental Property Investor · MN · Member since 2015 · 186 posts · 149 votes
7y
Yup, a sump pump
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