I am looking for some advice on moisture control. It is a 12 unit apartment building with an open basement and a gravel floor. The water table in this area is very high and the sumps run a lot. At times there is visable water on the floor. On the east side of the building condensation has rotted through the end I joist and the band board in places. Also we removed the vinyl siding and in places the osb sheeting is rotten through up to six feet from the sill plate. The drywall on the inside is fine. The building is less than seven years old and the owner really does not want to cement the floor. The only heat source in the basement is hot water tanks.
Has anyone run into something this bad? What did you do? Any advice?
Thanks for your time.
Randy
Replies
Question: How close is the rotted area to ground level? If it's more than a foot or so above ground level then I suspect the rot is due to rainwater leaking in (or splashinng up from the ground) vs moisture coming up from below. Or it could be lawn sprinklers causing the damage.
If in fact it is coming from below then you need a moisture barrier between the foundation and the sill.
I have no expertise in this area, but I have an opinion....
"... the sumps run a lot. At times there is visable water on the floor."
Obviously the sumps can't keep up at times. So, you either need:
a) a higher capacity sump pump
b) better drains to the sump pit
c) better drainage on the building exterior
d) all of the above
e) a and b
If you end up pouring concrete, be sure to but in a vapor barrier below it. And I'm betting you would still want to keep the sump pit with a better pump.
All of the above is speculative opinion that may not have any relevence to your situation.
Rich Beckman
Another day, another tool.