Water Intrusion, Oh No!
If you’re dealing with water getting into your home through the foundation, you’re probably looking for a clear answer and a simple fix. I get it. Most homeowners want to know: “Where is it coming from, and how do I stop it?” Unfortunately, it’s almost always more than one thing. In my experience, foundation water intrusion is usually the result of several small issues working together, so it’s critical to take a comprehensive approach. Water is patient. It will follow the easiest path it can find—and if you block one path, it will simply look for another.
Why should we care? Left unaddressed, over time, water intrusion can lead to:
Mold and poor indoor air quality
Damage to structural wood and other elements of the home
Increased risk of wood-destroying insects and rodents
Warping of floors and trim
Long-term settlement and foundation issues
And much of this happens slowly and out of sight. What appears on the surface may be only a small piece of what’s going on behind and inside – hidden from sight.
Start Outside: Control the Water First
Before we talk about sealants or interior fixes, we have to start with the most important principle: Water problems are solved outside first. In many cases, the real issue isn’t a crack in the wall, but how water is being handled around the home.
That may include:
Soil, driveways and other slopes toward the house instead
Gutters that are too small or clogged, and overflowing
Downspouts that discharge too close to the foundation
Subterranean drainage systems that are undersized, clogged, or poorly designed
Pourous concrete or mortar
Open foundation wells
Older, uninsulated/unsealed slabs and walls
These major factors can lead to foundation cracks, pooling and secondary issues. The resolution is often found in a combination of improvements:
The first step is to walk the perimeter of the home during (not while lightning) or immediately after a rain event and evaluate water drainage issues that are visible to the naked eye; are gutters clogged or undersized and overflowing, is water pooling, or is it clear that the ground or driveway slope rolls toward the structure?
Gutters – Do you see water coming “out” or over your gutter edges? This is not normal. First, check to see if gutters, downspouts or ground drainage is clogged and backing up. If this is all flowing normally, the gutters may be undersized. Gutters should be sized to handle the roof plane(s) they serve evaluated against the slope and surface of the roof. A metal roof sheds water very quickly and efficiently. Gutter design needs to take this into account. Another issue can be gutter guards. Gutter guards of various types are installed to keep leaves and debris out. But, some are also effective at keeping fast flowing water out. So, gutter guards below a fast flowing steep metal roof can inhibit the gutter’s ability to catch the water, and water basically skates right over the top and to the ground. Gutter guards can also clog… especially in pine needle country. Check to make sure your guards are not impacted and that your downspout drains are not impacted.
Pooling water – Poor or settled grading is the cause of a lot of water intrusion.
• In homes 5-25 years old, foundation perimeter settlement is very common. When new homes are constructed, the grade is backfilled to the foundation after completion. Code requires that the grade positive slope away from the home for a minimum distance. But, many times the soil is not compacted as it is backfilled, and then it settles. What was once a “positive” grade settles over time and becomes a negative grade toward the home. Water follows the path of least resistance – and that is toward the foundation. The solution is sometimes simple – add fill dirt and compact. Then add a layer of mulch to stabilize the soil.
• Settlement holes can also be an issue. When a landscape feature, like a tree or bush is removed, sometimes a hole is left. If the roots are not removed and the hole is not fully filled and compacted, the roots deteriorate over time and the ground settles. This can also happen when items are buried; propane tanks are a common culprit. When installed, the backfill needs to be heavily mounded and sloped away from the home to allow for settlement.
Where Water Actually Gets In
Once water reaches the foundation of a house, it doesn’t need a large opening. It can enter through:
Small cracks in mortar or walls
Gaps between brick and concrete
Expansion joints in slabs or porches
Porous masonry
Openings like pipes, foundation vents and wells
It’s very common for water to have multiple entry points along the same wall. That’s why sealing one visible crack often doesn’t solve the problem. You’re not dealing with a single leak—you’re dealing with a system.
In my next post, Water Intrusion, Oh No! Part II, I’ll cover how to seal the exterior and interior once you’ve solved your grading and runoff issues.
