Hi folks,
I’ve got a garden level (English Basement) condo unit that had some significant water damage that hid itself very well. It was discovered when I tried to paint the exterior wall and found the paint flaking off in sheets when I was in prep. Opening the entire wall from window level down revealed that the 2″ steel studs and track were significantly corroded and in some cases gone entirely. The condo managment company piled additional clay around the foundation in an attempt to regrade, as well as caulking breaks around the seams of the concrete window wells. See photo
After having the wall open for three weeks with fans blowing on it the entire time (wall is 20′ x 7’6″) we had a significant rain and there was moisture at the footer. The exterior wall is a double layer of brick, the building was constructed around 1920.
What recommendations would you make to alleviate the seapage, i.e., drainage, perhaps coatings or membranes, etc.
Thanks in advance,
David
Replies
no matter what you do, brick will never hold back water.
If you can, dig down to the foundation from the outside, put in a drain and then waterproof from the outside. I don't know of anything you can do from the inside, except put in a sump.
Do the drain and waterproof with Volclay.
What recommendations would you make to alleviate the seapage, i.e., drainage, perhaps coatings or membranes, etc.
Keep water away from the outside of the wall using waterproof membranes or coatings, and drainage. Slope the landscape away from the wall for 10' and a waterproof layer under the slope area. Make sure downspouts don't dump water near the walls.
SamT
Now if I could just remember that I am a businessman with a hammer and not a craftsman with a business....."anonymous". . .segundo