Hello, I’m looking for some advice on how to handle some mild leakage in my Calgary, Alberta home basement foundation, as I’m wanting to get started on finishing it. First off, my home is 10 years old, and the outer foundation wall is just tar coated (wish I had know about the membranes available at that time). When it rains a lot, water seems to come through some small vertical slits that were used for the concrete form ties, and it also seems to seep through in very small amounts in a few other areas, more as general dampness (See attached pictures). There isn’t any areas on the outside where water pools, and the ground is somewhat sloping away from the foundation, so I’m thinking it’s just capilary action of the wet soil against the foundation wall.
Also, the original builder glued a plastic sheet barrier around the whole inside foundation wall, running about 3 feet high. Any idea why they would do this, and whether I should take it all down?
My questions would be:
1) Is there any good/effective product that can be applied to the inside wall to seal those slits from the concrete ties, and to generally seal the rest of the concrete from moisture seepage.
2) Once I can seal the walls, I was thinking of attaching thin (1/4″) vertical furring strips to the wall, then putting up a 1″ solid foam board layer (taped seams) around the whole outside wall from floor to ceiling. After that I would re-install the existing 2×4 steel studs and insulate with fiberglass, then vapour barrier from floor to ceiling. Does this sound like a good idea?
3) I was thinking to put solid foam board on the whole floor as well (I don’t believe I’ve had any issues with water coming up through the floor in the past) for insulation value, as well as moisture prevention. Any thoughts/suggestions?
I appreciate any help you can provide.
Replies
Fix the drainage on the outside. Eliminate standing water within 10 feet or so of the foundation and likely you'll eliminate the problem.
trying to stop water flow / seepage from the inside just doesn't seem to work....
you need to address this fron the outsde...
since yur gonna need to dig up the foundation to apply membraine install a drain to day light..
the glued up plastic wainescott... Camoflauge perhaps...
attach "Z" bars at the solid verticle foam board joints and fasten yur DW to them
what is you final fishished floor to be......
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I agree with the others about fixing the exterior problem first, does grade slope away from the house? Do you have gutters? How far are the downspouts away from your home?
Hey guys thanks for the responses. Fixing the problem from the outside does seem to be the best solution, but as you can all imagine, that's a heck of a job (digging up the whole foundation, especially when the yard is all finished around the outside of the house.
In regards to the drainage around the outside, the ground does slope away from the foundation, and there is never standing water lingering around. Also I do have downspouts, which reach about 4 feet away from the house.
For flooring in the basement, I'm probably going to put down carpet and tile in various areas.
Thanks again!