Basement Moisture

Connecticut Home Inspections

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Basements are the lowest area of the home and at least partially under grade level (in the ground). Therefore, because the ground holds moisture, the basement will always have the potential to develop some transference of that moisture through the foundation walls or slab into the basement area. In fact, it can almost be said with a certainty that some transference is present in every home, it just may be on such a small scale that it is not always noticeable and does not effect the home adversely. Any basement is susceptible to water seepage. Homes that have not had water seepage for many years can develop a problem under certain conditions. There are many variables to the cause of seepage. If no current water seepage is present during the inspection, your inspector will look for signs of past seepage such as water stains, efflorescence, and waterproofing systems that have been installed. These conditions can be related to the homebuyer but this is usually not the end of the matter. How old stains are, when the last time seepage occurred, and when waterproofing methods were installed can often not be determined by this visible evidence. Ongoing monitoring or further investigation is sometimes the only way to determine the significance of the signs of moisture.

Poor grading around the house and a lack of, or poorly installed gutter systems are often the cause of water seepage into basements and are easy things to correct in most cases. Dehumidifiers are recommended for almost all basements.

Most modern homes are constructed with footing drains (see diagram to right). These drains collect ground water and divert them away from the home or into a sump pit where a sump pump can pump the water away from the house preventing basement flooding (see photo below left).


Efflorescence is a white powdery film that forms on the surface of concrete or masonry when salts in these materials are dissolved by moisture passing through the foundation (see above right). This is found to some degree in most homes, it is a sign of moisture but often not to a level that affects the home adversely. It can be washed off and grade improvement with extensions on downspouts can help reduce this. Waterproofing paints can be applied as well. Some basement water problems can only be rectified by basement waterproofing companies.
Poured concrete foundation with a leaking crack. This crack had been patched once in the past but shows signs of continued leakage through the patch. The patch consisted of hydraulic cement, which will stop seepage in most cases if applied correctly. This type of repair can often be accomplished by a handy home owner if instructions are followed properly. If that fails, professional help may be required.
	Many homes with stone foundations stay relatively dry; however, they are more susceptible to seepage then most modern homes. They were typically constructed before any type of waterproofing method was used. Gutters and grade can play an important role in helping to maintain a dry basement.