Basement Waterproofing in Chicago
Basement Water Problem Areas
Foundation Crack Repair
Interior Drain Tile Systems
Exterior Drain Tile Systems
Underground Downspout Installation
Yard Water and Yard Drainage Solutions
Window Well Drainage Solutions
Crawlspace Waterproofing Solutions
Sump Pump Installation
Battery Backup Sump Pump Solutions
Chicago homeowners seeking a
basement waterproofingsolution rely on Reliable Basement Services for complete and accurate information
about basement waterproofing and drainage. We serve as a resource of information
to remedy water problems in
Chicagoland basements and crawl spaces, no matter the cause. We only employ qualified waterproofing consultants
that provide free in home estimates for the Chicagoland area. Our Chicago
waterproofing consultants have been trained to answer questions and provide
you with the very best workmanship using the highest quality products
in the industry, and always supply you with the moost cost effective waterproofing
solution. For more information on basement waterproofing, foundation crack
repair, crawl spacewaterproofing and drainage, please contact Reliable
Basement Services today.
DRAIN TILE TYPES AND FUNCTIONS
A drain tile system, also called a French Drain, is designed to collect
and redirect water seepage away from the house.
Drain tiles can be installed either on the interior perimeter of the foundation
or along the exterior as a house is being built.
Drain tiles basically consist of a perforated pipe (typically a PVC pipe
with weep holes along one side) set in a trench and covered with gravel.
Some contractors cover the pipe with a nylon filter sock to prevent the
pipe from filling with debris. Usually the water that enters the pipe
is then redirected to the sump pump or away from the foundation by gravity flow.
Most drain tile systems are designed from the same concept. The differences
come in the materials, shape of the pipe, and placement.
Differences in Materials and Shape
Before the 1950s, drain tiles were made of a red or orange clay material.
The original drain tiles had no holes in the pipe, but instead the sections
were laid with a quarter-inch space between them to let in water. Now,
drain tiles are made with plastic or PVC perforated pipes.
Manufacturers have designed drain tile pipes in various shapes from round,
rectangle, and square to oblong variations or pipes vents with multiple
openings for increased flow.
Differences in Placement:
While the main difference in placement is outside versus inside the basement,
there are mainly three different placement options for interior drain
Interior Drain Tiles:
Interior drain tile systems can be placed either above the concrete slab,
within the slab edge or under the concrete slab.
The most common placement for drain tile systems in existing homes is
below the concrete slab. To install this option, a portion of the basement
floor is removed (approximately 12 inches from the concrete wall). Then,
a trench is dug and the pipe is set in place and covered with washed gravel.
We hydro channel to direct water that enters through the foundation wall
to the drain tile. The concrete is then replaced.
Exterior Drain Tiles:
Exterior drain tiles, more commonly know as footing drains, are usually
installed during construction. The drain tile around the outside of a
foundation acts as a piping system to collect and redirect subsurface
water that moves down into and through the soil.
exterior drainage system at an existing building is the most costly, but also the most effective
water control approach. This requires digging up the area around the foundation
and rebuilding it similar to a new house installation. It also requires
digging up shrubs and other obstacles around the house.
Exterior drain tiles can be placed beside or on top of the footing. All
exterior drainage systems must drain to a sump that can be pumped out.
Basements typically flood due to one of two reasons:
Foundation back fill. Much of the earth around the basement walls are removed during construction
and then refilled around the basement walls after completion. Although
the soil is tightly packed, it’s nowhere near as compact as it was
prior to excavation, causing water to find the path of least resistance
after rain or snow.
Hydrostatic pressure. This is simply how the force of gravity pulls down on water. In other
words, if you’re in a high water table and your basement is lower
than it, water will find its way through cracks and crevices to balance
the pressure. It is very difficult, without a professional waterproofing
company, to seal the cracks completely with any type of caulk or sealant
because of the hydrostatic pressure that can push water though the smallest
of hairline cracks.
As the previous article stated, be sure to check the grade around your
home and ensure it is sloping away from the home at a minimum of one inch
per foot. Then verify the downspouts are directing the water away from
the basement walls.
Having water seep through the wall and floor intersection can be caused
by a number of issues and takes some time and investigation. A couple
questions would need to be answered to determine the course of action.
Do you have a sump pump and drain tile? How much area is water leaking
into your basement? Do you have a high water table?
Cracks in the foundation wall. Even if an existing crack has not yet leaked, over time, the likelihood
that water will permeate the crack increases greatly, thanks to the combined
effects of thermal movement, drying shrinkage, and other environmental
stresses. Although a crack might seem minor or small, it can grow much
larger and cause water to leak inside or even result in the loss of structural
integrity of the foundation.
4. Check your drainage system (also known as drain tile andsump pump). The drainage system’s main
purpose is to divert water away from the home. The drain tile is typically
a three- or four-inch plastic perforated pipe which has a thin protective
sleeve around it allowing water in and keeping the rocks and dirt out.
They are designed to catch water draining down the exterior walls or underneath
the floor, and then to drain into the sump pump to be pumped out and away
from your home.
If you have drain tiles, the most common cause of seepage is due to them
being clogged from dirt or sand over the years, or they might be damaged.
5. Over the top of the wall
Water entering at the top of the wall, between the concrete and wooden
sill-plate, is due to one of 2 things: The soil grade has been built up
outside the home, higher than the concrete. Homeowners, in their efforts
to keep water away from the foundation, build the dirt level higher than
the concrete wall, ironically creating a seepage problem through the below
grade brick or siding.
Sometimes there is an above grade penetration of water, due to a caulking
or tuck pointing issue. Any water that penetrates the veneer of the house
will run down the back side of the siding and appear at the sill-plate
juncture in the basement. The surest way to verify which of these two
"spillover" problems you have is to water test by running a
hose on the ground on a dry day. If water comes in, it is a below-grade
problem. If water does not come in, then it is an above grade problem
that will require caulking, tuck pointing or possibly roofing repairs.
6. Yard Water and Yard Drainage
During a one-inch rainfall, 1,3000 gallons of water fall on the roof of
a 2,000 square foot home. Without proper grading,
and downspouts, a lot of this water flows toward your basement. To properly waterproof
your home you must first manage the source of the water. Rain runoff is
often the source of wet basements and foundation repairs.
7. Window Well Repair
window wells filling with water after heavy rains are a common complaint of homeowners. Too often, the
blame is mistakenly put on the fact that these essential landscaping components
are present. The window wells, themselves, should not be the focus of
concern, but lack of proper cleaning and maintenance is often to blame
for waterlogged wells.
8. Sump Pump Installation
Your primary sump pump is your first line of defense against basement flooding.
The sump pumps job is to remove any water that collects in the sump pit,
and is designed to maintain a lower water table. Sump pumps have a float,
or switch that tells it when to turn on and off. There are many types
of floats or switches… mechanical, tethered, pressure and electronic.
Since the switch mechanism is the most common reason for sump pump failure
your focus needs to be on picking a high quality sump pump first.
9. Crawl Space Repair
Many homes built over crawl space foundations in the Chicagoland area suffer
from poor moisture management. The current trend of striving for a healthy
home is damaged by crawl space moisture.
Basic Steps to Basement Waterproofing
1. On the exterior, make sure that the soil is properly graded around perimeter
of home to ensure
positive drainage of surface water. This may mean re-grading and/or installing a custom drainage solution.
2. Check to see that all roof run-off,
gutters and downspouts, are draining away from home with positive slope. It’s best to get
downspouts to discharge 10’-15’ from home. Connecting downspouts
to underground 4” PVC drain pipes is a great way to direct the water
away from your home
3. Also, look at all exterior concrete… driveways, sidewalks and verify
that it has ¼” of fall per foot away from home. If your concrete
is falling toward the home, the concrete will need to be raised, or removed
and replaced, or the water will need to be re-routed by installing
channel drains in proper locations
4. It is recommended that basements and
crawl spaces have
interior or exterior drain tile system next to footing. This system is a 4” perforated pipe backfilled
with clean gravel and in most cases wrapped in filter fabric. Drainage
pipe should be run to daylight if possible, when not possible, pipe should
be run to a sump pit that can be installed on the interior of your home
and water pumped away.
5. Determine size of
sump pump to be installed. The correct sizing of your sump pump is critical, if
a pump is too small it may not keep up with the amount of water coming
in, also the sump discharge plays a critical role. The drain tile system
is only as good as the pump or pumps discharging the water.
6. If an exterior drainage system is not an option, an interior, under-slab
drain tile system can be installed and drained to the same
sump pit/sump pump.
7. Once a drainage system is in place, and foundation stability is verified,
foundation cracks in walls need to be sealed, this process is done by
epoxy or polyurethane injection
Battery Backup sump pump system is highly recommended, all sump pumps fail at some point, a battery
backup will ensure pumping ability if or when that happens.
Basement Waterproofing Cost
How much does it cost to waterproof a basement in Chicago and Chicagoland? The price can range from as little as $300 to as much as $10,000, depending
on the repairs the basement needs. The
basement waterproofing cost will depend on the extent of foundation repairs needed, can be anywhere
from a simple basement crack repair, sump pump installation, interior
drain tile system, or even exterior drain tile systems.
There are many waterproofing contractors that figure out the problem, and
do the work for you. Be certain the company gives you a written assessment
of the problem and how it will be fixed. There should be a written estimate
of the total cost, a start date, how long the project will take to complete,
and the length of the warranty. Estimates can run from $300 to $10,000
depending on the work to be done, so get more than one. The cost of waterproofing
a basement or crawl space really depends on the problem.