 Foundation FAILURE OF BLOCK-TYPE FOUNDATIONS Dampness in basements or crawl spaces in buildings can cause foundation problems. The reasons for the dampness can vary, even though the problem in most cases is the same; excessive water in and around the foundation area, which in turn deteriorates the concrete causing cracks and other, related problems. The first step in remedying or repairing any foundation problem is water management. Here are some questions to ask yourself that may help isolate the problem: Is all the siding attached, are all the windows properly fitted? In many cases water enters through rotten windows. Are all the gutters secure, do they overflow? Gutters are needed along the bottom edge of all roofs, and downspouts are essential. Are all downspouts connected? Inspect all drains from downspouts and drains in basement window wells making sure that they are not blocked. Add clear plastic window well covers to all basement windows. Begin by diverting or piping away all the water coming from the downspouts. Three feet is a start, 10 feet would be good, but the further it can be piped or diverted away from the building the better. Re-grade the landscaping making sure that it all slopes away from the house, even if it is only a gentle slope. Flower beds should be higher than the lawn. Lawn is better than flower beds because it does not let as much water through. Patios (concrete slabs) often sink or settle and then channel water towards the house. These would need to be removed or replaced. The driveway needs to slope away from the building. Any area surrounding the house that tends flood or appears waterlogged after it rains should be drained. If your neighbors property drains on to your property, consider installing a drain that would break the flow of water before it reaches your house. Any brick or concrete block above the grade level should be sealed with a clear water sealant. Concrete block foundations If the building has a basement built with concrete blocks the severity of the foundation failure will determine the remedy you will want to consider. If concrete block foundation problems are not addressed quickly, total failure of the foundation can occur. If the foundation walls are in good condition with just some small cracks, it may be enough to have a waterproof barrier and drain system installed on the outside of the building. This is accomplished by digging a trench around the building. This trench is dug down below the floor level of the basement. Plastic drainpipe is then installed to take the water away from the building. The pipe is then covered with pea gravel. The complete foundation is then sprayed with a tar type sealant, and sheets of Styrofoam with special water channels are stuck to the wall. The Styrofoam creates a solid water barrier and funnels the water into the drain at the base of the foundation. In the case of serious
foundation failures, a retaining wall of poured
concrete and rebar may need to be built to
support and hold the original concrete block
foundation in place. | Welcome to BIS | About BIS | Home Inspections | Get Started | Technical FAQ | Contact us |
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