Have you had your leaky basement repaired?
What worked for you?
Do you recommend the drain tile or drain system being placed on the outside or is it better to put it on the inside?
Thanks for any input
Have you had your leaky basement repaired?
What worked for you?
Do you recommend the drain tile or drain system being placed on the outside or is it better to put it on the inside?
Thanks for any input
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Replies
Getting rid of the water on the surface first.
But lots and lots of variables.
2 cases that I know of. Both on hill sides.
My friend bought a house built in the 50's. There had been LOTS of $$$ on installing an inside drain system.
But the foundation had bulged in. The gutters where clogged, the backyard slopped into the house and patio had sunk towards the house. And there where signs where the water can in around the basement windows.
Before should could even close on it she had to pay (the sellers won't and she got a great buy) she had to reinformce the foundation to get the mortgage.
Shortly after she had the backyard graded. Surface drains installed. Gutters cleaned and ducted around the house, patio mud jacked and window wells raises.
In the 5 years since then the only time that the sump pump ran was when I stuck a hose in it to see if it would run and where it discharged.
My house is hillside with the garage higher than the house. From the bottom up 1st flr (2/3's at ground level), 1/2 flight basement under garage, 1/2 flight to 2nd floor, 1/2 flight to garage which is at street level.
Around the house is drain line at the level of the basement (garage) foundation. It had one termination on the south side that continously was wet from a spring. Later it extended out to the lake.
I did not have any problems for a several years. Then when we had 3-5 days of saturation rain and then a heavy ran the ducts under the slab in the 1st floor would fill about 1/3 with water. A day later it would be gone.
Digging up the nothern side where the garage met the house found that the garage footing drain was just left sticking there. Dumping all of the water right into the lower level.
Extended that out and ran it to the lake and have not had any problem since.
And on the south side I was install new drainage to take care of some water off the road into the hillside. When I did that I wanted to upgrade the foudnation drain out the south side. I could not find it. I think that when the city did some sewer work that they destroyed it. And possibly that is when I started having internal water problems.
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A-holes. Hey every group has to have one. And I have been elected to be the one. I should make that my tagline.
Thanks BillIt sounds like you were able to fix your basement without spending a lot of coin?Did you know we have had 9-10 inches of rain here in wichita in the past 24 hours
only you and i can appreciatre a post on leaky basements today,i've been to 4 house's today for water. i think this is just the begining ,we still have ike thats going to give us a few showers?????.
did i ever tell ya,i hate mother nature.
if theres a house you would like to buy, today would be a great time to look,of course you might have to motor boat to it.
drive down threw rolling hills by the creek,nice 400k house's with hose's coming out the basement windows,made me feel better at least. larryif a man speaks in the forest,and there's not a woman to hear him,is he still wrong?
Larry,I've probably told this story before but I took my real estate class six years ago and it was taught by an older gentleman who was retired attorneyHe said 90% of the time a leaky basement is fixed by cleaning out the gutters and piling dirt around the foundationThe problem is the remaining houses that aren't fixedYou can't have a finished room in the basement if everything is going to be ruined once a year, or however often we get the really heavy rains that result in these problemsHow about you?Do any of your rentals with basements have drain tile around the foundation?The older houses just don't have it from my experience
i don't really understand basements,house's built before about 70 around here have no drain tile,inside or outside. some might have a sump hole,but its just for water that spills on the floor and to drain a washer. most of those have very few leaks.the ones i had today were from the water on top of the ground getting so high it flowed in the windows.
now everything has drain tile in and out with them feeding to a sump pump and basements leak like crazy.
i have one house over in the 119th and 13th area that has tile but no others.
we went for 4 hours with no rain,but it's pouring again!!!! guess i can turn off the sprinklers. larryif a man speaks in the forest,and there's not a woman to hear him,is he still wrong?
Different topicLast week I went around town leaving flyers at real estate offices saying that I'm a handyman and am available to paint, do minor repairs, etc.So far, I've had four people contact me.Two people called me wanting small, probably low paying jobs, completed, but one realtor called me and asked me to go look at a $380,000 home she will be listing soon.I got there and she said she needed the garage ceiling painted and the ceiling in the family room painted.The third project was to replace about 15 feet of water damaged soffit above the patioWhen we talked about price, she was nice enough to coach me and offer that this job should be bid at $1,000 and I would provide the paint and materials.My eyes popped open and I said "okay" (I think I can do the job in two days and spend only $200 to $250 for materials !)That's $750 to $800 for my labor for two days of work and the realtor gave me the impression this is common wages for these types of jobsthat's about $50 an hour and I am licking my chops hoping I get this and maybe even some more from herI presented a written bid a couple of days ago and haven't heard anything backwe'll see what happens
Edited 9/12/2008 6:28 pm by mrfixitusa
i would of guessed probaly 250 a room for clg paint and 200 for the soffit.good luck on the job
i don't know how it would work out but you can run a ad on craigslist for free,might pick up some jobs there. http://wichita.craigslist.org/
ought to be some work after this weekend drying out basements.larryif a man speaks in the forest,and there's not a woman to hear him,is he still wrong?
My fix was easy because it had been basically done right, but the "minor details where not followed through."And tht the footing was only 4ft deep at that point.We have been having lots of rain also. But I don't have any totals.But today most of the rain was on the KS side with several tornados.But a few popped up on the MO side. One was reported 2 miles from me. All the time I was just getting light sprinkles.Suppose to get heavy rains in the mornging from Ike..
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A-holes. Hey every group has to have one. And I have been elected to be the one. I should make that my tagline.
I have a home built in 54 that has a full basement with no sump. I had alot of water problems in the basement when I moved in about 2 years ago. Every time it rained I got water seeping through the walls and more than an inch of rain produced a river in the basement. I cleaned the gutters, extended the downspouts and sloped the dirt on one side of the house where the grade was wrong. Happy to say I have a completely dry basement now. Very little money and about two weekends worth of work. I did finish off part of the basement and as a precaution I painted the basement walls with two coats of waterproof paint.
I think your story is commonI think your method should be tried first (before going to big expense and french drains etc)But the problem is "will your basement stay dry even when you guys have that one big rain which happens at least once a year or so?"Around here we've had a real "toad floater" these past two days with 10-12 inches of rain and roads being closed, cars getting stalled in the streets, etc.Has your basement been tested with a real heavy rainfall of 5-6 inches or more?Thanks for your info