External Waterproofing: Our Time Has Come...Help Us Make it Painless (and affordable)

After years of applying band-aids to the problem, this past weekend’s storms have convinced us of the necessity of definitively waterproofing the exterior of our PS brownstone.  Following a careful inspection with a trusted plumbing contractor, we have determined that the source of water in our finished, below-grade basement during heavy storms is ground water wicking up from below and seeping into the porous concrete exterior wall.

So, here are my questions (please, no shills or answers from unlicensed contractors looking for work, prefer answers from homeowners and licensed contractors):
–would a single wide and deep pit with a sump pump do the trick?
–if the answer to the above question is “no”, how deep should a contractor excavate along the offending wall of our house, what material should be applied to existing slab, what material should be used to fill the drain, should a sump pump always be part of the fix?
–Our home is 15 feet wide, but it is only the rear of the building that allows water in.  That wall is approximately 12 feet wide.  And now the moment of truth:  what is a fair price for the job, as described in my second question, as performed by a licensed, bonded and insured contractor.
–Finally, if you have any particular insights or recommendations based upon your own experience with this problem as a homeowner, please chime in!

anon552

in Facade and Brownstone Repair 13 years and 10 months ago

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restorationcontractor | 13 years and 10 months ago

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Posting photos would allow us to better diagnose your problem. I understand you have a trusted plumbing contractor however he may not have checked everything. Are you sure that your, or your neighbors roof leader is not dumping water into your back wall. Is your yard adequately pitched away from the building? Is your yard drain the typical 100 year old 3″ cast iron drain with conglomerate coated interior that is inadequate? etc, etc.  If you want a solution to the problem that will work you need to excavate the exterior down to the footing, below your existing basement floor level. Excavation will have to be properly shored, or properly pitched to prevent collapse. Rear foundation wall will have to be powerwashed, scarified, patched and parged if necessary. Apply Bituthene primer. Apply Bituthene membrane with termination bar and caulkable flashing using Zamac hammerdrive fasteners at the top. Caulk flashing to building with Sonneborn NP-1 sealant. Bituthene mastic at footing base and any pipe, or other penetrations. Protection board on top of membrane, foundation insulation if required. Lay perforated PVC drain pipe in gravel surrounded by a geotextile membrane. Drain pipe is pitched to and connects to main sewer if low enough or to a sump pit/pump. This will solve your problem. I have used this system on various projects, including my own house and it works-all bone dry. Deboer is 100% right keep the water on the outside of your building.

anonymous | 13 years and 10 months ago

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Water coming through the foundation wall means first thing is to waterproofing the faoundation wall from outside down to basement floor level.licensed contractor is safe to call because they have insurance and trained workers.You may try with M.Hamid Construction Co.718-633-1500.

Arkady | 13 years and 10 months ago

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A properly done french drain will keep the water from getting there – position it at least 10 feet back from the foundation.  I’d then let the wall dry out for a stretch before parging on thorough-sealing it.

jockdeboeraia | 13 years and 10 months ago

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Yes, but the water is coming though the wall.  Depending upon what type of wall, it will deteriorate over time.

jockdeboeraia | 13 years and 10 months ago

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I would rather keep the moisture out of the house.  I would do the trench as a last resort.

jockdeboeraia | 13 years and 10 months ago

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I have fixed this problem in the past by having the contractor drill though the foundation wall and pumping a benetonite clay waterproofing on the outer wall.  The contractor I used in the past for this is no longer around, but maybe you can find another.  It is a very specilized service requiring special equipment.  Otherwise, dig from the outside and apply the waterproofing.  Have you put in a trench drain around the foundation to collect the water coming in?  I am no a big fan of that…