Home Repair Advice

Featuring the Home Problem Spotter for solving water and foundation troubles.

Just click on the area of concern to evaluate possible root causes of water and foundation problems and their likely solutions.

 

Home Problem Spotter

 

 

1A. Roof Water Runoff: Downspouts
Primary Sources Solutions
1. Improper Routing 1. If downspouts drop into an enclosed landscape area that does not promote rapid drainage:

a. extend downspouts underground, a min. of 8', to an area that promotes drainage

b. install new guttering and relocate downspouts to an area better suited to allow rapid runoff
2. No Splash Block(s) a. If good drainage exists, install splash block with short extension

b. If good drainage does not exist, install downspouts underground
3. Inadequate Extension        Length above or below grade to carry water away from foundation. Extend downspouts underground
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Mortar joint deterioration
  • Building material deterioration

 

 

1B. Roof Water Runoff: Guttering (Note: recommended guttering specifications are as follows: 5" seamless gutters with 3" x 4" downspouts.)
Primary Sources Solutions
1. Holes In Gutter a. Repair defect, or

b. Replace guttering
2. Sagging Or Pulled Away Gutters a. Re-nail guttering between existing nails, or

b. Replace guttering
3. Debris In Gutters or downspouts a. Clean guttering and flush downspouts thoroughly
    Check and clean regularly

b. Install gutter or downspout screen
    Check and clean regularly
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Mortar joint deterioration
  • Building material deterioration

 

1C. Roof Water Runoff: Eaves Overhang (Note: recommended guttering specifications are as follows: 5" seamless gutters with 3" x 4" downspouts.)
Primary Sources Solutions
1. Short Or No Eaves Overhang Good gutters and downspouts are a must
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Mortar joint deterioration
  • Building material deterioration

 

 

2A. Grade - Perimeter Foundation: Terrain Conditions (Note: Ideal grade is 1" of fall per foot out a min. of 6' from foundation with a 3% slope to further direct water from building. Preferred soil to build up grade is a lean clay topped with topsoil or a mixture. This provides better runoff of rain water. A 3" gap between the siding and the grade is recommended.)
Primary Sources Solutions
1. Negative Grade: grade or landscaping slope toward home Build up grade and slope for positive drainage. See specs above.
2. Flat Grade: grade has less than 3% slope from foundation out a min. of 12' Build up grade and slope for positive drainage. See specs above.
3. Improper Grade Contour: grade surrounding perimeter of building does not promote positive evacuation of runoff water off the property. Grade may flow from foundation but is not directed through proper grade contour to move it in a defined direction completely away from the building and property. This generally results in areas ponding water. Grade area by cutting swells and contouring to promote positive drainage. Machine grade normally recommended.
4. Landscaping Buildup: mulch, rock or other cover has been built up over a period of time and gives the appearance of positive grade. However, a negative grade exists below the landscaping and water follows the negative grade. 1. Remove landscape build up underlying grade and slope for positive drainage.

2. Cover area with 4 mil plastic or landscaping fabric.

3. Reinstall landscaping material.
5. Well Drained Soils: soils that water moves rapidly through. Some soils become this way over many years due to plantings that exist against the foundation (i.e. cedar bushes, etc.) that aerate and desiccate the soil over a period of time. We recommend consulting a professional.

1. Install underground drainage system.

2. Cover exposed perimeter foundation grade with plastic, 6-8' min., then cover with landscaping materials.

3. Install exterior perimeter drain.

4. Install interior perimeter drain.
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Mortar joint deterioration
  • Building material deterioration

 

 

2B. Grade - Perimeter Foundation: Concrete Slabs
Primary Sources Solutions
1. Negative Slopes: concrete slabs (patios, porches, sidewalks, drives, etc.) slope toward building 1. Mudjacking - method of lifting and leveling concrete slabs to insure voids are completely filled.

2. Replace -

a. after is slab is removed add compacted soil, lean clay preferred, and grade with a positive slope.

b. add 2 - 3" gravel base.

c. install as typically recommended.
2. Hidden Voids: voids (empty space) under slab collect and hold water. Negative grade under slab is created and water follows slope of underlying grade. 1. Mudjacking - method of lifting and leveling concrete slabs to insure voids are completely filled.
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Mortar joint deterioration
  • Building material deterioration

 

 

2C. Grade - Perimeter Foundation: Poorly Sited Building (Building may sit downhill from a neighboring property and because of top foundation elevation, close proximity or neighbor or combination of proper drainage is not achieved. Grade and roof runoff of both properties have a tremendous negative impact on lower elevation property. - Consult a professional.)
Primary Sources Solutions
Water runoff from adjacent properties and negative grade slopes. Retaining Walls may be able to create drainage by installing a retaining wall on the uphill side of the property and then grade with a positive slope away from the building. Walls should be structurally designed, whether the construction be poured, boulder, timber or segmented walls.
Extend downspouts underground and away from area.
Install a "French drain" or similar concept.
Install exterior perimeter drain.
Install interior perimeter drain - only after above grade and exterior options have been implemented or considered.
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Mortar joint deterioration
  • Building material deterioration

 

2D. Grade - Perimeter Foundation: Window Wells
Primary Sources Solutions
1. Debris Remove debris built up inside window well
2. Height Top should be extended to a height to permit positive drainage from foundation.
3. No Gravel Well 18 - 24" of clean 3/4" gravel should be installed below the window sill.
4. No Cover Window well covers are recommended to keep out elements and debris.
5. No Drain A bottom drain is sometimes recommended. Line should be extended to daylight or other termination with positive slope to termination.
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Mortar joint deterioration
  • Building material deterioration

 

3A. Foundation Defects - Wall Cracks: (Consult a professional).
Primary Sources Solutions
1. Foundation Settlement a. Underpinning - Installation of foundation piers, specifically designed for remedial repair, in the affected area. Underpinning system should be supported with proven, documented engineering systems. Determination of underpinning and of restoring foundation to original level should be in accordance with standard recommended engineering practices and municipal building codes.

b. Crack Repair - epoxy (rigid/structural) or urethane (flexible) injection of cracks. Crack injection seals or "welds" the crack all the way through the wall. Crack characteristics and various site conditions will dictate which product is best suited.

3. Correct drainage defects.

4. Correct gutter defects.
3. Pushed-in Wall(s) 1. Wall Restraints - Helical tie backs or other earth anchor systems are recommended. Engineering support and documentation of system as well as site load testing are recommended. The common and older system of steel channels are not generally recommended because they lack an ability to test, have a high failure rate and are subject to design abuse.

2. Crack repair - epoxy (rigid/structural) or urethane (flexible) injection of cracks. Crack injection seals or "welds" the crack all the way through the wall. Correct drainage defects.

3. Correct gutter defects.

4. Correct grade defects.
4. Concrete Shrinkage when originally placed Crack repair - epoxy (rigid/structural) or urethane (flexible) injection of cracks. Crack injection seals or "welds" the crack all the way through the wall. Epoxy is typically recommended in this scenario.
5. Sub-soil Heaving and Shrinkage 1. Correct any drainage defects.

2. Correct gutter defects.

3. Install perimeter interceptor drain.

4. Additional repair options can vary greatly depending upon the severity.
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Shrinkage of concrete when originally placed
  • Heaving and shrinkage of sub-soils
  • Damage to structural or supporting building materials
  • Building material deterioration

 

3B. Foundation Defects: Mortar Joints
Primary Sources Solutions
1. Deteriorating Mortar Joints 1. Remove loose material and tuck point.

2. Seal surface with spray, brush or roll on masonry or concrete sealer to above grade surfaces.

3. Apply hydrostatic mastic to below grade surfaces and cover with plastic or drain board.

4. Install exterior perimeter drain system.

5. Correct grade and gutter defects.
Related / Secondary Effects
  • Deterioration of building materials
  • Structural damage supporting building materials

 

3C. Foundation Defects: Footing To Foundation Connection
Primary Sources Solutions
1. No Footing 'Key Way' 1. Correct grade defects

2. Correct gutter defects

3. Install interior or exterior drain tile system

2. Footing Sagging From Foundation

 1. Correct grade defects

2. Correct gutter defects

3. Install interior or exterior drain tile system
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Mortar joint deterioration
  • Concrete slab settlement
  • Damage to structural or supporting building materials
  • Building material deterioration

 

3D. Foundation Defects: Drain Tile (drain tile sagging, clogged, crushed, improperly sloped, not drained to termination, etc.)
Primary Sources Solutions
1. Clogged 1. Clay or iron tile systems may be "snaked" or "rooted" out to remove clogging if access is available.

2. Correct grade and gutter defects.

2. Other Defects

 1. Correct grade defects

2. Correct gutter defects

3. Install interior or exterior drain tile system
Note: Water coming up through basement floor is a sign of improperly or non-functioning perimeter drain tile.
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Mortar joint deterioration
  • Concrete slab settlement
  • Damage to structural or supporting building materials
  • Building material deterioration

 

3E. Foundation Defects: Wall Imperfections
Primary Sources Solutions
1. Honeycombing 1. Patch any defects found in the foundation wall with a concrete patching product specifically designed for defects.

2. Seal exterior of surface if below grade with hydrostatic mastic. Then cover with plastic or drain board.

3. Correct grade and gutter defects.

4. Correct any exterior drain tile defects.

2. Rusted Wall Ties

 1. Inject around wall tie with epoxy (rigid/structural) or urethane (flexible) material.

2. Core out if necessary and patch back with hydraulic cement, non-shrink gout or other specifically designed product.

3. Seal exterior surface with hydrostatic mastic.

4. Correct grade and gutter defects.
Related / Secondary Effects
  • Deterioration of building materials
  • Structural damage to foundation or supporting building materials

 

4A. Siding Defects
Primary Sources Solutions
1. Flashing: improperly installed or non-existent, which does not break surface tension of the water running down the siding. 1. Install new flashing.

2. Install material to break surface tension. May be as simple as a bead of caulk.

2. Material Defects

 Replace defective material and install per manufacturer specifications.(e.g. siding)
Related / Secondary Effects
  • Deterioration of building materials
  • Structural damage to supporting building materials

 

5A. Plumbing Defects: Faucet
Primary Sources Solutions
1. Leaky Faucet Locate and replace.
Related / Secondary Effects
  • Deterioration of building materials
  • Structural damage to supporting building materials

 

5B. Plumbing Defects: Water Line
Primary Sources Solutions
1. Water Line: defects, damage, broken. Locate and repair. You can test a faulty water line by shutting off the water to the building and then checking the meter to see if it is still flowing water (i.e. it is still moving.)
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Mortar joint deterioration
  • Building material deterioration

 

5C. Plumbing Defects: Sewer Line
Primary Sources Solutions
1. Sewer Line Locate and repair as necessary. If broken check to see if it was caused by foundation, concrete or underlying soil settlement. If so, correct defect.
Related / Secondary Effects
  • Pushed-in walls
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement

 

6A. Basement Floor Slab: Floor Cracks
Primary Sources Solutions
1. Floor Cracks 1. Correct grade and gutter defects.

2. Install interior or exterior perimeter drain system, if signs of moisture are visible.

3. Check foundation settlement. Repair if necessary.

4. Route cracks and fill with cementious or semi-rigid epoxy.
Related / Secondary Effects
  • Heaving of foundation or concrete slabs
  • Building material deterioration

 

6B. Basement Floor Slab: Floor Drains or Other Plumbing Through Floor
Primary Sources Solutions
1. Plumbing Defects Inspect for plumbing defects and repair as noted in "Floor Cracks" above.
2. Below Slab Hydrostatic Pressure 1. Correct grade and gutter defects.

2. Install interior or exterior perimeter drain system.
Related / Secondary Effects
  • Foundation settlement
  • Heaving of foundation or concrete slabs
  • Concrete slab settlement
  • Building material deterioration
  • Structural damage to supporting building materials

 

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