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Seepage indications in an unfinished basement

When looking for indications of water seepage, you should check the walls, the floor, the joint between the walls and the floor, and the bases of all the items stored or standing on the floor. Specifically, look for white powdery deposits on masonry foundation walls and floor. (See FIG. 11-7.) The deposits, called efflorescence, are mineral salts in the masonry that dissolve in the water as it passes through the walls or floor. When the water evaporates from the surface of the walls or floor, it deposits these salts. A thick layer of efflorescence is usually an indication of considerable seepage.

Walls

Look for efflorescence, peeling and flaking paint, and scaling sections (sur-face deterioration) on the foundation wall. Any one of these items can indicate some degree of seepage. Porous walls, such as those made of cinder blocks, may have damp spots. Masonry-block walls are constructed with interior voids. When the hydrostatic pressure on the exterior portion of the wall is high, the voids often fill with water. As a result, the wall might be quite wet to the touch. (Caution: This might also be caused by condensation.) Vulnerable areas for seepage are cracks and the joints around pipes passing through the wall, such as the inlet water pipe and the drainpipe leading to the sewer. Look closely at these areas for water streak stains and efflorescence.

Real Estate Home Inspection photographs of house defects

A poured concrete foundation wall is supposed to be more watertight than a concrete-block wall. This, however, assumes that the poured concrete wall is properly constructed. Quite often, it isn’t. If the entire wall is not constructed with a single pouring, the joints between the sections constructed with each pour are vulnerable to water leakage. I inspected a new house just after construction was completed. The inspection was performed during a heavy rain, which was opportune, although not planned. While inspecting the basement, I found water leaking out of the joint at the seam between the individually poured sections of the foundation wall. The builder’s mason apparently had not properly prepared the joint for a new pour, and consequently a cold joint with a poor bond was formed.

Look for seepage in a poured concrete wall around the tie-rod holes-holes in the concrete wall around the small-diameter metal rods that are used to hold (tie) the forms together when the wall is being poured. More often than not, these holes have been patched over. Also, these tie rods can corrode away over a period of time and when below grade are vulnerable areas for water intrusion. Sometimes you see efflorescence and water streaks just under the hole or patched sections. Occasionally I find these holes plugged with corks. This is not considered a permanent patch, and if seepage should develop, they should be plugged with hydraulic cement.

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Henry's Avatar
Henry replied the topic: #12975
Waterproofing the basement is the best choice so you don't have to worry about checking all the time for water stains and damage.
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