Ok, so I am new here and I know my situation might require an in-depth answer, but any help or suggestion would be great. So here is the situation…1900 NE colonial in MA w/ a stone foundation that is not tuck pointed, have a high water table (especially in the Spring, with sump pump running nearly constantly), a pis-poor slab that is 2 inches in some spots and 5 in another/ w/o proper stone underneath, along with mold and mildew. If thats not enough, there is an interior french drain in place, but its either clogged, or has improper grade, because it doesn’t work. I am handy, but probably dont know enough to get into structural lally columns or the bowing floor joists (another problem). Here is what I think I need to do but it is very labor intensive and costly. Dig new footings for proper lally columns, and support it w/ a LVL or steel beam(s). Next, make sure all gutters are clear, grading is proper, and down spouts and at least 5 feet away from foundation. Put in a proper french drain w/ rigid PVC drain pipe and slope it towards the sump pump. Dig the whole basement slab out and dig down even further so I can have more head room (currently 6 ft). Use 6in of stone, a 6mil vapor barrier, and inch of sand, 4 in concrete, and point all the joints in the walls. Please add any info you would like, including detail on any of the steps. I exhausted, just typing about it, but it need to be done. My wife cant understand why we need to do all this, when “she never goes down there any way”. Because I only have and exterior access, I would eventually like to add interior access, but regardless, use it as a dry and warm workshop w/ the potential for finishing it over one day. Thanks ahead of time.
Discussion Forum
Discussion Forum
Up Next
Video Shorts
Featured Story
Skim-coating with joint compound covers texture, renews old drywall and plaster, and leaves smooth surfaces ready to paint.
Highlights
"I have learned so much thanks to the searchable articles on the FHB website. I can confidently say that I expect to be a life-long subscriber." - M.K.
Replies
You'll have a better chance at responses if you break your post up into short paragraphs. White space = good.
>>Next, make sure all gutters are clear, grading is proper, and down spouts and at least 5 feet away from foundation.
This is first, and make that 10 feet away.
View Image
May your whole life become a response to the truth that you've always been loved, you are loved and you always will be loved" Rob Bell, Nooma, "Bullhorn"
"We Live" http://www.youtube.com/watch?v=7kuBgh0VCqI&mode=related&search
And Annie Ross's "Twisted" http://www.youtube.com/watch?v=8lqivrCIRGo&mode=related&search=
4" of stone might do it, and what's the sand for? Just to suck the moisture out of the concrete and make it weaker?
You probably know this, but tell your wife that "the guys said" that even though the problem is in an area of the house that she doesn't visit, the mold spores, moisture etc, still permeates up through the entire house making a less healthy living environment. As a matter of fact, moisture in the basement can even effect the roof! At the very least it will rot your floor joists.
Ok, so I am new here and I know my situation might require an in-depth answer, but any help or suggestion would be great. So here is the situation...1900 NE colonial in MA w/ a stone foundation that is not tuck pointed, have a high water table (especially in the Spring, with sump pump running nearly constantly), a pis-poor slab that is 2 inches in some spots and 5 in another/ w/o proper stone underneath, along with mold and mildew.
If thats not enough, there is an interior french drain in place, but its either clogged, or has improper grade, because it doesn't work. I am handy, but probably dont know enough to get into structural lally columns or the bowing floor joists (another problem). Here is what I think I need to do but it is very labor intensive and costly. Dig new footings for proper lally columns, and support it w/ a LVL or steel beam(s).
Next, make sure all gutters are clear, grading is proper, and down spouts and at least 5 feet away from foundation. Put in a proper french drain w/ rigid PVC drain pipe and slope it towards the sump pump. Dig the whole basement slab out and dig down even further so I can have more head room (currently 6 ft).
Use 6in of stone, a 6mil vapor barrier, and inch of sand, 4 in concrete, and point all the joints in the walls. Please add any info you would like, including detail on any of the steps. I exhausted, just typing about it, but it need to be done. My wife cant understand why we need to do all this, when "she never goes down there any way".
Because I only have and exterior access, I would eventually like to add interior access, but regardless, use it as a dry and warm workshop w/ the potential for finishing it over one day.
Thanks ahead of time.
1. Yes, get grading completed 1st.
With a stone foundation, if you want inside dry, you are better putting in an exterior draintile system because the water will keep coming thru the stone. You can point from inside but there is this story that I read as a kid about a little dutch boy.
Re. digging down on inside, careful. You are effectively undermining the "footings" of the house. Because it does not have concrete footings, and just big flat stones at the bottom, it is not footings like most people think, but still holds the house up. The weight of the house pushes down on the dirt under the stone foundation and the load radiates out on an angle from the bottom of the footing. (General guideline is 45 degree angle but varies with soil structure)
Thats my 2 cents for now
I just "paragraphed" the OP. Hopefully he will read your response.
Oops
Sorry bout that, thanks
No sweat, many times I have just replied to the last post rather than doing all or the op. I knew what you meant but wanted to make sure OP got your info.
>>My wife cant understand why we need to do all this, when "she never goes down there any way".FWIW: As a home inspector who sees the attic before I go in crawlspace, I know from the conditions in the attic if there is a moisture problem below.
View Image
May your whole life become a response to the truth that you've always been loved, you are loved and you always will be loved" Rob Bell, Nooma, "Bullhorn"
"We Live" http://www.youtube.com/watch?v=7kuBgh0VCqI&mode=related&search
And Annie Ross's "Twisted" http://www.youtube.com/watch?v=8lqivrCIRGo&mode=related&search=