 Do
you want a good basement or crawl space moisture control system?
You will have to do some good planning and then you will want to install a good
footing drain.
Sounds complicated and expensive?
Not really, and most certainly less complicated than fixing the problem after
the home is built!
Most basements and crawl space leaks are the result inadequate storm-water
control measures. And in most cases, such leaks are the result of inadequate
planning and preparation during the initial construction of the home.
With very few exceptions, basements and crawl space foundations are not designed
to be waterproof, they are not designed to have an impermeable shell. Building
foundations with an impermeable shell is both unnecessary and prohibitively
expensive.
The best way to keep water from leaking into basements and crawl spaces is by
controlling ground and surface water and preventing the accumulation of this
water at the perimeter of the structure. When surface and ground water is
allowed to accumulate at the perimeter of a foundation at least some of that
water will find entry points into the structure.
What Can be Done to Control Water Accumulation at the
Foundation?:
The best time to control water accumulations at the foundation
of a house is during the initial construction process. This work must include:
Analysis of Ground Water and Flood Conditions: There is very little that can be
done at a building site in flood areas and/or high water tables. The two basic
options in such locations are:
Don't build on that site (my recommendation!)
1. Build a very high foundation where the actual structure is
above any potential flood level.
2. Buy a lot of very good and expensive flood insurance.
Site Analysis: the size and topography of a lot will help determine how surface
and ground water can be channeled and diverted away from the foundation of a
structure. Some important considerations include:
The slope of the land and ways to maximize water flow away from the building(s).
Natural and man-made drainage - can collected water be diverted into a natural
or man-made drainage system.
Soil conditions - will the soil on the land absorb water?
Foundations Design The basic idea here is to build a foundation with a built-in
drainage system and a design that promotes water flow away from the basement or
crawl space. The key elements in such a design are:
Footing Drains
Exterior waterproofing of the foundation walls and/or surfacing the exterior of
the foundation walls with a drain down system that promoted water flow along the
outside of the foundation wall and into the footing drain.
An independent downspout drain system that diverts all roof drainage away from
the foundation.
Grading the maximizes surface water flow away from the foundation.
The cost of good planning and a good foundation drainage system is relatively
small especially when compared to the cost of corrective steps. My enthusiasm
for the Form-A-Drain system is due in part to its ability to produce interior
and exterior footing drains as an integral part of the footing construction.
How do Footing Drains Work?:
Footing drains collect any water accumulations at the base of the foundation and
divert that water away from the structure and into a natural or man-made
drainage system. The footing drain system is usually composed of a set of pipes,
gravel and filter fabric that collects the water from the perimeter of the
foundation. The collected water is then directed toward an on-site or off-site
storm water system.
When properly installed, footing drains eliminate hydrostatic pressure at the
foundation and thus prevent any water at the exterior of the foundation from
finding its way into the basement or crawl space. Such drains can also be used
to vent Radon gas.
The quality of any footing drain system will depend upon the design of the
system, the quality of the material used and the installation practices. Since
this is one of those system that is very difficult to repair or correct after
installation, some extra effort during the installation is very important.
Helpful Hints:
1. The very best time to solve basement and crawl space
moisture problems is during the original construction of the home and good
footing drains must be one part of this moisture control system.
2. In existing structures, the best places to deal with
basement and moisture problems is at the exterior of the home.
3. Don't believe in magic! Unless you plan for basement and
crawl space moisture control you are likely to end up with some wet spaces.
4. And what about Radon control? First find out if Radon gas
is a problem in your area. If Radon is an issues in your area, be sure to work
with an expert in designing the mitigation system.
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