Rob Rehm Indianapolis Home Inspectors perspective on wet basements

1. Our View of Basement Seepage
P E R S P E C T I V E S
Given the right condition, any basement can leak.
No one can predict if a basement will leak in the future, and in many cases, it's not even possible to tell if
a basement has leaked in the past. Basement seepage is the result of water concentration along an exterior
foundation wall - which then seeks an entry through foundation cracks. It's important to eliminate the cause, not just seal the
entry point. Over time, neglected moisture intrusion problems can create significant structural and indoor air quality problems.
However, the majority of wet basement problems can be eliminated, or at least reduced to a tolerable level, by improvements
to exterior grading and proper performance of gutters and downspouts.
The most common cause of wet basements is poor surface and roof drainage. In fact, our experience indicates
the vast majority of wet basements are simply caused by surface rain water from improper drainage or slope. Keep in mind,
a 1,000 square foot home with an attached garage will have over 1,100 gallons run from it in one-inch of rain. That's a
tremendous amount of water. Imagine a downpour on a home with blocked gutters.
Conditions change, foundations move, gutters become blocked, landscape changes, and extended periods of drought or rain
occur -- all of which can cause changes in the basement.
Wet basements are a major concern -- but shouldn't necessarily kill a deal.
While basement seepage is a critical issue, often simple remedies
Provided by: are available and are well within the scope of most
Rob Rehm homeowners/buyers. Not only do our inspectors fully examine
the basement and explore any potential defects, we present this
Buyers Protection Group information in a manner that helps our clients keep the issue in
Licensed Home Inspector perspective.
Licensed WDO Inspector
NACHI Certified Homeowner suggestions include:
With every inspection, we provide 12 months of our Extended
The Best Inspectors. Anywhere. AdviceSM program so your clients always have a direct source for
To place your next order, please call information about managing their new homes. For basement
800-285-3001 seepage, we recommend the following before seeking a
specialized contractor:
w Make sure the land around the house slopes in the right direction. This can require as little as a couple of bags of
topsoil or as much as a new driveway.
w Pay attention to localized low spots like gardens, window wells and the space between sidewalks and foundation
walls. Be sure to check the grading below decks and porches as it is often bad.
w Examine gutters and downspouts. Gutters must be sloped properly to drain. Downspouts must be frequent
enough (every 35 feet) to prevent overflow in heavy rain.
w Look where downspouts discharge.. If they go into the ground, the below-ground portion of the drain may be
broken or plugged. This almost guarantees a wet basement in the vicinity of the downspout.
w Malfunctioning integral gutters can be very serious. The water leaking out of the gutters usually ends up in the
structure, causing rot and other damage. It is best to have downspouts discharge onto the lawn -- preferably six
feet from your home.
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