I have a 175 year old house in New England with the typical rock walls (i.e. very porous) and a dirt floor in the basement. The basement does get some water seepage in the spring. Most years it’s not visible water (usually only when the rain is very heavy on frozen ground) but the spring always brings dampness to the basement. There’s a sump pump in a low spot and a french drain around 2 sides, made up by setting a 4″ perforated pipe into a sloped trench and covering it with crushed stone. The drain leads to the sump. (I got tired hauling dirt out in buckets and never finished the drain around the other 2 sides.)
I’m about to sell the house. Since I installed roof gutters, drywells, and the partial french drain, the basement hasn’t bothered me over the past 20 years or so but I realize it will be off-putting to potential buyers so I’d like to do something to improve it. I don’t really want to spend for a cement slab. Unless somebody wants to do something serious about those walls I don’t think the basement will ever make good storage space (nd I’m not that somebody at this point).
So my goal is to make it look better, feel dryer and be helpful to someone who may want to do more to improve it (for instance, pour a slab)… all without spending more than $500 or $600.
I’m considering laying 6 mil poly on the floor and covering it with 2 or 3 inches of crushed stone. I’m thinking that this alone will help keep the dampness down, make the floor cleaner to walk on and perhaps provide an improved base in case someone wants to pour cement.
Does anyone think this is a bad idea? Why?
What would you do instead?
Thanks for your advice.
Replies
The first things that came to mind were these two toughts:
1) hype up the historical accuracy and charm
2) build the money in your price that you will immediately give back "for a slab" if asked.
That's a good idea - building the slab money into the price of the house and being prepared to "give it away". I guess I'll take that approach in general because I'm sure there are other items that a house inspector will flag. I think the house is in good shape but in an old house you can always find something.Thanks for your thoughts.
Installing gravel over plastic will make people more suspicious. Dry dirt with no fuzzy white stuff (effervescence)looks better. A dirt basement floor has "potential", so don't't make it something its not.
That's interesting - I never thought it would make people suspicious but I'll bet you're right, at least for some people. Thanks.
I have a similar type house with stone walls and partial dirt floor. I'd like to see some small gravel over the dirt areas so you don't track the dirt upstairs. I would avoid the poly to allow any water to drain down, I guess it depends on your water table. In our place the water comes from above the floor level, through the walls.
Houses this old appeal to certain types of people, those who are looking for straight and level and all perfect will be turned off no matter what's on the cellar floor. I hope I'm not making too many assumptions about your place. You want to appeal to the history buffs and old house crowd. Good to advertise in the old house and antique mags.
Good point. I guess the water that leaks in through the walls will drain away quicker without the plastic. The only real purpose for the stone is to tidy things up a bit. I was hoping the plastic would keep the dampness from rising up from the earth but what I think you're saying is that that won't help unless everything is sloped properly to drain water off the top of the plastic into the sump. The floor is so lumpy that it would take a lot of work to grade it that well. I suppose I could dump in a few tons of sand, grade that to drain to the sump, lay plastic and then top it with stone for neatness. But that's starting to sound like a bigger project than I have time or money for. So it sounds like the stone alone would have some value (for neatness) and the only things I can do about the dampness and mustiness are ventilate and run a dehumidifier. I guess I'll have to price the stone and mull it over. Thanks for the help.
Lugging all those buckets of stone sounds like no fun. You describe my basement, except I don't have a sump. The water flows in on the uphill side and flows out on the downhill side. On the plus side, it makes ideal spider habitat, if you like spiders. As others have pointed out, for a select few discriminating buyers, old house charm sells. For everyone else, I suspect there is very little you could do that would entice a buyer to accept a dirt/mud basement.
I have a window where we used to have coal delivered (6 year mind-fart that led me to make my own life miserable by burning coal in an antique kitchen cookstove). I figured I could use this for the stone delivery and just have it chuted right down there. I herniated a disk in my back this winter so I was thinking I'd hire somebody else to spread the stuff.but now you guys have got me thinking about leaving it alone.
Don't do a thing. Keep the money in your pocket. As long as it is not outright muddy down there.
A basement is the last thing they will look at, but new stone will just make them wonder what is he trying to hide?
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well, it isn't exactly muddy because we haven't had any puddles down there this year but you can see where the rivulets of water have run in past years and a few fossilized muddy boot prints. Looks pretty bad.
Gravel, good
Plastic, bad
poly will trap water.
That depends where the water source is. If running in from abover it willbe trapped, but if groundwater rising. the polyu will keep it down. Poly under stone is a common procedure.
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I agree, but a field stone wall would most likely weep when the water table rises. Also, as a quick fix, the stone will not cause further problems.
true
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We have concensus, good, now I'm going home, see you tommorow.