Why Do My Basement Walls Leak?

By Author: Rachel Stuart
Total Articles: 23
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Basement walls tend to be one of the main reasons for wet basements in Lansing and other surrounding Michigan cities. Water will enter a basement anywhere it can, starting with the path of least resistance. Basement walls can leak from cracks, around pipe penetrations, and from basement windows. Water can also enter through the concrete itself by seeping into the basement by entering as moisture.

Cracks: Cracks in concrete are caused by the natural curing process. Concrete expands and contracts naturally as moisture and temperature conditions fluctuate. Some of these cracks do not pose a structural issue but can still leak water into your basement.

Pipe and Wire Penetrations: Water will find its way into your basement using even the slightest gap. It uses gaps that are improperly sealed around pipes and wires to get into your basement.

Basement Windows: Unfortunately basement windows are not waterproof. They are traditionally made out of wood or steel, so as they begin to rust, corrode and they hang loosely in their frame. This is the perfect place for water to enter the basement.

Seeping Moisture: ...
... Even when your basement is not leaking, moisture will pass through the porous concrete. The concrete walls sponge the moisture from the damp earth into your basement. When this moisture evaporates it adds to the humidity levels in the basement and also leaves behind white, flaky minerals on the basement walls.

There are four common solutions to these basement wall problems.

Waterproof Paint: This paint or coating can be purchased at most hardware stores and can be applied by the homeowner. This paint will create a vapor barrier that will hold back moisture that would have otherwise seeped through the concrete. Unfortunately this solution will not last more than a few months, or a few years, at best. It will eventually bubble, peel, flake off the walls, or even worse, have mold growing underneath it. Once this paint is applied to your walls it becomes very hard to remove, so if mold begins to grow beneath the surface it will be very hard to attend to.

Waterproofing From The Exterior: Instead of coating the basement walls from the inside, some contractors will instead coat the foundation walls from the outside with a damproofing or waterproof coating. This coating is not intended to stop all moisture and will not bridge cracks that are caused by settling. Installing exterior waterproofing is a hassle, to say the least. It is an expensive, time consuming process that will cause your entire perimeter to be excavated. This means that any gardens, patios, walkways, steps or other landscaping will need to be removed before the excavation can take place.

Sealing the Crack: If done correctly this can be an excellent solution. However, many homeowners try to use concrete to patch the crack. As the wall continues to naturally contract and expand the concrete will crack, just like the wall.

Waterproof Wall Panels: One of the many recent advances in basement waterproofing is waterproof wall panels. These panels take the place of traditional waterproof paint by attaching to the basement walls. Some of these wall panels can create a vapor barrier, resist mold growth, and can integrate with basement drainage systems.

If you have a basement flooding in Kalamazoo, MI, call in the professionals at Ayers Basement Systems! Ayers Basement Systems has been providing basement waterproofing to Michigan residents since 1981.