Waterproofing Q&A

The Problem:

The Solution:

Why does my basement leak?

There are many places and ways in which water can enter a foundation. In simple terms, your basement leaks for one (or both) of two reasons:

• hydrostatic pressure - water penetration up from below your basement floor. This is the result of the ground water table rising upward.
  
  
• lateral pressure - water penetration through your foundation walls. This can result from water movement through natural underground veins, from poor ground drainage or downspouts that empty too close to your foundation, or from water simply building up in the hole in which your house sits.

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How common is this problem?

Very common! Pillar to Post, a leading home inspection franchise, ranks wet basements as the single most common problem that its home inspectors find. So don't worry, you are not alone!

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Why should I fix this problem?

Two simple words: home value. Studies have shown that a basement water problem can reduce that value of a home 25% or more. It is economically foolish not to waterproof, because the increased value from waterproofing will definitely exceed the cost of the waterproofing. You should look at waterproofing not as an expense but as an investment in the value of your home.

Another reason to waterproof: more space. A finished basement can make a wonderful living room, home theater, exercise room, home office, etc. According a Consumer Reports study, a finished basement will also significantly increase your home's value. After all, your basement is probably one-third or more of the total square footage of your home - why waste it? But before investing in a finished basement, waterproofing is essential.

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What causes the musty smell in my basement?

Mold! Mold thrives in damp, humid environments like basements, and airborne mold spores give off a musty, earthy smell. While a certain amount of mold is normal in almost every basement, unduly wet or damp basements (or other areas) can lead to excessive mold.

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Why are there cracks in my basement walls and floor?

Cracks in your basement walls are typically a sign of settling - your foundation is moving! Cracks can pose serious short and long-term problems: in the short run, cracks can be an easy means for water entry into your basement. In the long run, cracks can compromise the structural integrity of your foundation. Large cracks, cracks that have visibly grown over time, or bowed or buckling walls need immediate attention. The average house places over 50 tons of weight on its foundation walls, so the integrity of the walls must be maintained!

Cracks in your basement floor can also be caused by settling and shifting in your foundation walls, in the footer underlying your foundation, or in the floor (or "slab") itself. However, floor cracks are more frequently caused by hydrostatic pressure. The water pressure from below the floor must escape somewhere, so it pokes a hole or crack in your basement floor.

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What is the white chalky substance on my walls?

Efflorescence. Concrete is made of three materials: stone, lime cement, and sand. Efflorescence is the chemical breakdown of the lime cement, the bonding agent that holds your walls together. The water inside of your foundation walls is slowly bleeding the lime cement out of the wall, leaving the white, chalky substance. Over time, there will be nothing to hold the wall together, resulting in cracks and foundation deterioration.

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What if I plan to sell my home shortly?

All the more reason to waterproof it. If you are trying to sell a home with a leaky basement, you have two bad choices: conceal the defect and be exposed to a lawsuit when the buyer discovers his wet basement, or reveal the defect and accept a dramatically reduced price for your home. There is a better way! Waterproof your home before putting it on the market and recoup the cost of the waterproofing (and then some) when you sell it. Atlantis' transferable lifetime guarantee assures the success of this strategy.

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Will my home really be damaged if I don't fix it?

Over time, yes. Given enough time, water can do serious structural damage to your foundation walls - not to mention make your basement a damp, unpleasant place to live. This is particularly true if you live in a climate where winter temperatures often dip below freezing. During winter, water inside your foundation walls will freeze and expand, which will only accelerate the cracking and deterioration process.

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How do I begin to tackle the problem?

There are many options on the market for fixing a basement water issue. The problem is that most of them don't work! The place to begin is with a professional inspector who will diagnose your problem and recommend the right solution. In most situations, the signature Atlantis solution is the best way to stop all sources of water entry. However, every basement is different, and you should beware of companies that offer a "one size fits all" solution. At Atlantis, our inspectors are the most professional in the field, and our inspections are free. Call us at 800-572-2001, or request a free inspection online.

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Should I re-grade the land around my home? What about my downspouts?

Re-grading may be a good idea if the ground slopes toward your foundation, or if you are noticing water entry only at the top of your basement walls. But if you see water further down your foundation walls or at the cove (the seam where the wall meets the floor), or if water is coming up through the floor, then re-grading will not solve the problem.

Likewise, you may want to extend or re-direct your downspouts away from your foundation if you are noticing wetness inside your basement only in the areas where your exterior downspouts are. If there is wetness in other areas, then your downspouts probably aren't the problem.

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Should I have my walls excavated and treated from the exterior?

Probably not. Your Atlantis inspector will discuss with you whether exterior excavation is a good idea, but in most situations we don't recommend it for several reasons. First, it is very expensive and disruptive and requires removal of any landscaping and outdoor improvements (patios, decks, driveways, etc.) around your foundation. Second, most exterior treatments fail over time - after all, your walls were probably treated when your home was built. Third, exterior wall treatment cannot stop water entry from hydrostatic pressure (water that arises from directly below your foundation).

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What about clay (sodium bentonite) injections?

Absolutely not! This method involves injecting a sodium bentonite mixture (a clay-like substance) into the ground around the perimeter of the foundation without excavation. The hope is that the mixture will coat the foundation walls and stop water entry. If it sounds impossible, it's because it is. Without excavation, there is no way to spread the mixture evenly along the walls. Even if it were spread properly, the mixture would eventually fail like other exterior treatment methods. This method was long ago de-bunked by the Pennsylvania Department of Consumer Protection (among other agencies) and is not approved by HUD as a legitimate waterproofing method. Many companies using this method were driven out of business, although there are a few still around.

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Should I use an interior sealer like Dry-Loc?

Interior sealers can be useful to address isolated damp spots, or as an extra measure of precaution. We occasionally apply sealers as a supplement to the Atlantis solution. We do not recommend interior sealers as a complete solution to a significant problem. First, sealers are a "band aid" and do not address your real problem: water is penetrating through your foundation. The band aid will eventually fail and the water penetration will resume. In addition, sealers trap water within the walls, which can actually accelerate foundation deterioration. Also, like all other wall treatments, interior sealers do not solve the problem of hydrostatic water pressure from below your basement floor.

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So what is the best solution?

In most cases (but not all), the signature Atlantis solution is the way to go. Your Atlantis inspector will discuss the specifics of the solution and how it will solve your problem, but in general the Atlantis solution offers these benefits over other alternatives:

• stops BOTH major ways by which water can enter your foundation (through the walls and up from the floor)
  
  
• is a permanent solution that carries the Atlantis lifetime guarantee
  
  
• is substantially cheaper (up to 50% or more) than other waterproofing methods
  
  
• will not disturb landscaping or outdoor improvements (decks, patios, driveways, etc.)
  
  
• is an approved waterproofing method for home loans by the VA, FHA and HUD

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What if I am building a home?

Waterproof it! Atlantis routinely waterproofs new construction - with the same lifetime guarantee. It will be cheaper now than after the home is already built. You should insist that your contractor work with Atlantis, instead of just applying the typical exterior foundation wall treatments that won't last. If your builder objects, ask him for a lifetime guarantee comparable to the Atlantis guarantee. Then he'll back down.

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What is the cost?

In waterproofing, like anything else, you get what you pay for. You should be wary of extremely expensive proposals, but also of cut-rate "pick-up truck" contractors, as they often go out of business, which will make their warranties worthless. At Atlantis, our prices are always competitive with our reputable competitors, and cheaper than many. One thing is certain: your cost will be a lot less than the increased value in your home that comes with the Atlantis lifetime guarantee.

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How do I choose a contractor?

See Why Choose Atlantis - 10 things to look for in a waterproofing contractor. Even if you don't pick us, make sure your contractor has all of these 10 things!

But don't just take our word for it. You should also visit the website of the Nat'l Ass'n of Waterproofing & Structural Repair Contractors. The site lists their members (you'll find Atlantis under Maryland, the state of our headquarters) as well as other useful tips for choosing a contractor.

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