I absolutely love basements. A basement adds significant usable square footage to a home, though it’s typically not counted in a real estate listing or, more importantly, by the local taxing authorities. That means a 2,000 square foot ranch with a full, finished basement, could have 4,000 square feet of living space, but a lower tax bill than a 3,000 square foot home – that’s a nice little trick!
For much of the Chicago area, basements are the norm, and not having one can put you at a disadvantage when you resell. For these reasons, there’s a good chance that you will – and should – purchase a home with a basement.
For all the benefits, there is one apparent flaw of a basement – they’re known to flood! That’s right, I’m saying that out loud; basements have a reputation for taking on water. And it makes sense – they’re mostly underground!
Don’t let that deter you from enjoying your basement, though. While you can never guarantee a basement (or any other part of your home) won’t flood or create water damage, a properly waterproofed basement can add to your living space while having the peace of mind that you will remain high and dry.
In order to achieve this, it’s important to understand the different sources of water intrusion to a basement, as the mitigation techniques are very different for each one.
There are 3 primary sources of water intrusion causing basement floods:
- Seepage: Groundwater enters as it “seeps” through the foundation
- Sewage: The sewer system is overloaded, and results in excess water from the sewer backing-up inside
- Floodwater: When your lot floods, and/or is within a floodplain
Each of these common causes of basement flooding requires different steps to mitigate. Also, these three sources are not mutually exclusive. A flooded basement could suffer from all or any combination of these three problems. I want to explain what each one is, and how you can prevent it to keep your basement dry.
Seepage
Seepage is where groundwater enters a basement through cracks in walls or floors. It can happen in a home of any age, newer or older. Basement walls can develop small cracks as homes settle, allowing small amounts of water to enter. Additionally, hydrostatic pressure can result in water entering the basement where basement floors meet the walls. The amount of water that enters could be significant, or just small trickles. Either way, it’s unwanted, especially if you want to condition and finish the space.
This type of water intrusion can be mitigated with a combination of: 1.) filling cracks with an epoxy injection; 2.) having a functioning drain tile system.
Special epoxies are designed to be used on basement walls to prevent water from coming in, but still expand or contract with the wall.
A drain tile is porous piping that runs along the foundation footing, collecting the water that runs down the foundation walls and relieving the hydrostatic pressure against the foundation. Modern drain tile connects to a sump pump pit, which pumps collected storm water outside of the foundation.
Most basement waterproofing companies, such as Perma-Seal, specialize in these techniques. Homes that do not have an existing drain tile can have one retrofitted to either the outside or the inside of the foundation. Most homeowners find an interior retrofit to be far more cost-effective.
In addition to these measures, ensuring proper landscape pitch, downspout placement and extensions, and gutter cleanliness/effectiveness can significantly reduce how much water gets near the foundation walls.
Sewage
Sewage backups and flooding occur when wastewater begins backing up inside a home. Not only is this a nuisance, but it is especially undesirable due to the levels of contamination that can be found in this water (think e-coli to the max!). This water enters at the lowest point in a home – the path of least resistance. It’s often in response to the water levels within the sewer system of your area.
In older communities, much of the infrastructure is outdated. This results in sewer systems becoming overwhelmed during heavy rains. Older homes often have sewer lines and floor drains that tie directly into these sewer systems. Without modifying this type of setup, sewer water can begin to enter through these drain lines.
To address this type of flooding, a plumber is needed. Solutions available include a check-valve, a sewer lift station, or re-working your sewer into a modified or full overhead sewer setup. The right solution will ultimately depend on several factors, including your home’s propensity to this type of flooding and the characteristics of the sewer system in your immediate surroundings.
Floodwater
Floodwater occurs when a property falls within a floodplain. When purchasing a property, part of the legal disclosures required by the seller requires them to indicate if their home is within a floodplain and if they carry flood insurance on it. Regardless of the disclosure, it is also important to check the FEMA Flood Maps to confirm your risk of flooding. While many properties in a floodplain are adjacent to a body of water, some floodplains occur simply from being on low-lying land (some areas of Westchester and Hillside are like this).
It’s still very common for homes within a floodplain to have basements. These homes will generally be more susceptible to the previously discussed water instructions, in addition to the risk of water entering the basement through window wells or through the spillover joint (where the foundation meets the main level of the home).
To mitigate water intrusion from this, a membrane can be added to the lower exterior walls. Additionally, special window covers can be fabricated so during times of flooding, these covers can quickly be installed on basement windows to prevent water intrusion.
With this understanding of how water can get into your basement, you might be asking yourself if you should even finish your basement. In most cases, our answer is a resounding YES! But before taking that leap, here are some tips we have as “best practices”:
Before finishing your basement…
- Take your time: As you plan to finish your basement, view it as a 1-2 year process if you have any water problems. You will want to first ensure that any waterproofing/flood control measures installed are actually working before framing, drywall, carpeting, etc.
- Consult with multiple experts: This way you know your options, and can weigh in on how to best approach your waterproofing and finishing. Many basement waterproofing advisors are sales-focused, so it is important to vet out the sales vs. knowledge.
- Use water-resistant materials: This might seem like common sense, but all too often basements are finished with materials that are not suitable for any exposure to water. Even after properly waterproofing, basements tend to be more humid than other parts of your home. Our suggestions on materials include:
- Insulation: Use only closed-cell foam boards or spray foam. NEVER use fiberglass batts. Closed cell foam is designed to be used outdoors, fully exposed to moisture. It is the only type of basement insulation that you should install. It also helps to reduce moisture levels within the conditioned space and protects you against mold growth if it comes in contact with water.
- Framing: Be sure the framing material that touches the concrete floor is moisture resistant. Either a treated wood product or a fully synthetic product will work best.
- Drywall: We recommend using the same type of drywall used in bathrooms, commonly referred to as “greenboard”.
Hopefully, this has given you some answers to why basements flood and what you can do about it. Next step: adding those playrooms, guest bedrooms, pool tables, and bars with confidence!
Ready to make a move?
Ready to buy or sell a home with a basement? If you’re looking to make a move within the western suburbs of Chicago, contact the experts at Scout Real Estate Partners for a competitive market analysis or customized MLS search. Award-winning, managing broker Nick Fournier will help you secure the home of your dreams, while avoiding any pitfalls along the way… like a basement prone to flooding.
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