Water and termite damage, can u help?
I’m attaching pictures to illustrate the issue described below.
I live in PA and own a cabin in the Smokies of TN. I’ve owned the cabin for 13 mos. When I bought the cabin I had a termite inspect and a subsequent treatment to treat an infestation. The main outter structure of the cabin consists of poplar logs. The floor joists were regular non PT wood. The person I bought it from was the “builder.” He took a lot of shortcuts and many were cost shortcuts.
Anyways, I decided to sell our cabin and last night the deal fell thru. The buyer waived a home inspect and termite inspect, but he had those services done anyways and the report came back that my house was “structurally unsound.” The reasons cited were termite infestations and significant rotting of floor joists and subflooring. This cabin has 3 levels: a lower crawl space, an unfinished “basement” area housing the water tank, furnace, etc, and the upper level which is the living space. The cabin sits on a very steep slope. Of the 4 sides of the block foundation, the upslope side is entirely enclosed by backfil and the front porch built over it leading to the 3rd living space level. I planned on finishing off the midsection to make a nice 1200 sq/ft game room which ideally makes my cabin more enticing for overnight renters. But I never did it yet because of the persistent musty/moldy smell and the fact that I am getting heavy seepage of water thru the block wall on the upslope side of the foundation. Black mold is growing on this wall and the water is running onto the subfloor rotting the subfloor and floor joists. The prev owner attempted to drylok the heck out of the wall to no avail, the problem persisted. At the time that I bought it I noticed this problem but had the rambo mentality that I will get the water problem fixed (I bought the place at a bargain price).
Since a year of ownership has passed the problem has worsened. I do not know how to stop the water problem. The foundation is about 35 to 40 block high, so the upslope side of the foundation is buried in a very large amount of dirt. The rest of the 3 sides of the foundation are pretty much all exposed and there is of course no issues with any of those walls whatsoever. So I got one problematic wall that is destroying the entire concept I have of making a game room as it is making that midsection floor uninhabitable.
The termite issue is a nit, my treatment company warrants their work and they believe that what the buyers inspector saw was the evidence of the prior destroyed infestation. But if they’re back they warrant the work and I get treated again at no charge. The issue here for me is the water issue. What on earth can I do to solve this problem? All of the pictures attached are of the crawlspace area looking up to the subfloor of the unfinished section.
Once I solve this problem I plan to demolish the subfloor of the unfinished area and rebuild the entire subfloor and use Avantec and using PT floor joists since there is likely to be moisture in the crawlspace all the time.
I had the road to the cabin paved a year ago beliving this woiuld solve the water issue. A swale was made to redirect the water. But the slope apprarently is too steep and overruns the swale and still pours in under the front porch where it saturates the ground below that porch and then leaks into the basement wall.
ANY helpl is appreciated.
Well I”m trying to attach the files, I click attach files and it won’t bring up a window to let me attach them. If you want to see the pictures I can email them to you if you provide an email address to me privately.
Replies
Any way to excavate the "bad side"?
Keep working on the pictures.
Grunge on.
Sure, if I destroy the front porch to get to it and even then it'd have to be hand excavated as the house in its presenty finished state makes it impossible to get any equipment in there.If at first you don't succeed, try using a hammer next time...everything needs some extra persuasion from time to time. -ME
This might sound bizarre, but I'm thinking "cabin" so unorthodox approaches are fair game.
You say you can't dig to get to the outside of the foundation (way too deep and too much demo).
Would it be possible to build another masonry wall just inside the existing leaking wall (the whole perimeter and full height on the upslope side). Detail it as if it were below grade, including water seal (I'd use modified bitumen -- likely last two days short of forever if it never sees sunlight), and a drain to daylight or sump. Just a thought.
"Let's get crack-a-lackin" --- Adam Carolla
Yeah, some crazy drainage system may be in order with tanks, drain tile pipes, and pumps to solve the water system problem. Once the water is solved, the bugs will disappear, hopefully.
Grunge on.
You have to dig in drain lines outside the wall to redirect water to daylight, then wash the wall and waterproof it.
Poplar is not a good choice for exterior material - it rots easy, so treat it well.
Sounds like you might have a case for self defense if you shoot the buikder
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Damp wood attract termites.
I think you are past the Band-Aid point.
Think about putting a curtain drain around the house front and exiting to daylight on either side. Google "curtain drain". It would need to go deep based on the depth of the foundation. BTW - you said: >> The foundation is about 35 to 40 block high, so the upslope side of the foundation is buried in a very large amount of dirt. << if they are 8" block that would be a foundation 23' + high - that doesn't sound right.
You say it's impossible to get a machine in there... hummm - It sounded like you said that the driveway comes very close, - I bet a mini excavator with rubber tracks could get in there easily - I looked at your profile and specifically your "Personal Quote". Sorry about your landscaping and front walk though.
RE attaching files if you are using Microsoft Internet Explorer, click on the "Tools" pulldown at the top of your screen and check the pop-up blocker.
The guy on the left side of the picture needs to take up an exercise program and start taking care of himself. Suggesting he spend a lot less time on the old excavator and more time moving around after consultation with his doctor.
I betcha his dogs like him just fine...
I tried the pop up blocker thing you suggested. Didnt' work. No friggin idea why BT ain't letting me attach files.If at first you don't succeed, try using a hammer next time...everything needs some extra persuasion from time to time. -ME