Ground water problems require immediate attention
Ground water, in any form from an overflowing river to overzealous landscape watering, can cause tremendous damage to your house. Continuous water exposure can rot wood, undermine foundations, ruin floor insulation, damage heating ducts, short-circuit electrical wiring, and spawn mold growth. So if you suspect a water problem, the time to deal with it is now!
Common indicators of potential ground water problems include dark wet patches on the outside of the foundation; wet or deteriorating siding; dirt, mud, or landscaping debris on foundation vents; loss of efficiency in a heating system that has ducting under the house; floors that feel increasingly cold or damp, especially hard surfaces such as vinyl; water stains, mildew, or mold growth along baseboards or other areas low on the wall; or a damp, mildew smell coming the floor, from foundation vents, or especially when you enter a basement or crawlspace.
The moisture can be coming from any of a number of sources, some obvious, some more obscure. The first and most obvious would be a water leak from the home’s plumbing system, either from water lines, drain lines, or a sprinkler system. Water leaks from plumbing or sprinkler systems are usually easy to spot, since they typically are concentrated in one area and result in obvious indicators such as a puddle of water on the ground.
A water leak from a drain line may be a little less obvious, since the water in these pipes is only present periodically – when a sink or shower is in use, for example – and is not under pressure. Look for water stains on the ground, framing, or vapor barrier in the area under plumbing fixtures, and have someone inside the house run water in them so you can verify the source.
Roof runoff from downspouts can direct a tremendous amount of water toward the underside of your house. Remember to carefully check all of your downspouts and either redirect the outlet or add drain pipe to the ends so that the water flows away from the house or into a drywell or other collection point.
Ground water may also originate from landscaping that is not directly adjacent to the house, or from natural drainage sources such as rain or melting snow. If you live on a sloping lot, be sure and examine the uphill side of the home for indications that water may be draining down into your basement or crawlspace.
For sloping lots, the solution may be as simple as redirecting the water by adding or re-contouring soil. You may be able to mound dirt against the foundation wall so that water is moved around the house rather than directly against it, but remember to maintain the necessary six inches of clearance between the top of the soil and the bottom of the siding.
In no instance should you direct ground water from your house onto a neighbor’s property, and most jurisdictions have restrictions against directing the water into sewer or storm drain systems, or even onto the street. Check with your excavator or with your local building department prior to undertaking any drainage or re-contouring projects.
Another very common ground water problem that is easily ignored is over-watering of landscaping areas. Over-watering, or misdirected watering from damaged or improperly located or adjusted sprinkler heads, is typically indicated outside by wet areas on the foundation. If you suspect a problem, check under the house by crawling along the perimeter of the foundation to look for indicators of moisture.
If you find problems, check the operation of the sprinkler system. You may need to move, replace, adjust or even eliminate sprinkler heads, or repair cracked or leaking lines. Also look at how high the soil has gotten around the house, and lower it as needed – you want to maintain about six inches of clearance between the top of the soil and the bottom of wood siding or foundation vents. If necessary, you may even need to add metal wells around foundation vents so that they remain completely exposed for ventilation but do not become a direct opening for water entry.
In some areas, the water may be coming in due to a high water table, or ground saturation due to seasonal weather patterns. You obviously don’t have a lot of control of this, so it may be necessary to install a sump pump at the lowest point under the house to collect the water and pump it outside. In extreme cases, you may need to excavate around all or part of the perimeter of the house and waterproof the basement or foundation walls, and then install a drainage system to intercept and redirect the water away from the house. _________________________ Have a home repair or remodeling question for Paul? He can be reached by email at improvingyourhome@ykwc.net.