Reasons That Water Enters the Basement Through Cracked Walls

Mortared masonry or fractured concrete walls are often especially vulnerable to water leaks.

Whether a basement wall is solid concrete that has developed cracks or built from cinder blocks with mortar-filled spaces between blocks, a basement may suffer from moisture problems ranging from occasional leaks following heavy rain events to continual seepage resulting from persistently high soil moisture content. Identifying the source and intensity of the water helps determine the best way to address this moisture problem.

1. Surface Water-Related Reasons

   • A number of fairly easy-to-recognize and often correctable causes of basement water could be responsible for the flow of water through vulnerable basement walls. If gutters are not present, water running off the roof could be falling directly adjacent to the structure. If gutters and a downspout are present, they could be failing to direct water away from the house if they are clogged with debris or if the downspout does not extend far enough away from the structure. Excessive or prolonged watering of shrubs or flower beds next to the wall or surface water running off driveways or other surfaces toward the basement because of improper grading could also be responsible.

   Subsurface Water and Other Possible Reasons

   • On occasion, water may seep through basement walls for less obvious reasons. If the structure is surrounded by higher ground, subsurface water could be flowing toward the structure and forcing the basement wall to act as a dam. Water built up outside the basement wall forces water through vulnerable parts of the walls or floor. If springs nearby are improperly covered or drained or nearby creeks are overflowing and directly leading to flooding or contributing to groundwater levels, this excess moisture could penetrate below-grade structures. If subsurface drains are already present around the basement perimeter, these drains could have been installed incorrectly, or they may require maintenance, repair or replacement.

   Waterproofing Solutions

   • Sealing or patching cracks from the inside or outside of the basement using a sealing material for below-grade application may prove successful for minor cracks. Basement walls can also be treated with or covered by waterproofing or damp-proofing material. Local building codes often outline suitable or recommended materials to use for waterproofing, damp-proofing or as a vapor barrier. These may include multiple coats of tar or asphalt retarder or a plastic membrane.

   Basic Drainage Solutions

   • Before excavating the area around the basement to install subsurface drainage or coating the exterior of the basement with waterproofing material, give attention to any drainage problems that can be more easily addressed. Make sure that gutters are adequate, cleaned and directing the water to downspouts that drain water at least 15 feet away from the structure. Make sure that flower beds next to the foundation are not being overwatered or collecting water. If the landscape slopes toward the house, consider regrading the yard or installing swales or other drainage features.

   Subsurface Drainage Correction

   • One intensive corrective option involves the installation of subsurface drainage features, such as French drains, next to the base of the basement or foundation. A slightly sloping trench adjacent to the basement must be dug along the length of the foundation and needs to extend to an outlet or sump pump. A 4-inch perforated PVC or corrugated plastic pipe is placed in the center of the sloping trench and covered with at least a foot of coarse gravel. A layer of filter fabric, or geotextile, is placed atop the gravel before the trench is backfilled.

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