Garage/basement seepage - interior fix?
Garage/basement seepage - interior fix?
(OP)
Yet another wet basement....
My basic question here is this -- has anyone had success with sealant products inside a structure? In this case, a garage and basement.
Here is the problem:
A house has been built, about six years ago, into a steep hillside with a high water table. A garage is on the uphill side of the house and it has a four foot concrete wall above the level of the slab to act as a retaining wall. Water comes in for 2-3 weeks every spring through some cracks along and near the base of the wall at the uphill side.
The second spot where water comes in is through the uphill side of the basement, again near the toe of the wall. This corner of the basement also shows a small (+/-6" diam) spot of bedrock poking through (directly at the bottom corner). So apparently the slab and wall were poured directly on bedrock in at least that one location. Again, water seeps in through a few cracks for 2-3 weeks each spring.
We talked about the possibility of excavating around and being pretty agressive with some drains around - although the house had basic footing drains (he thinks) installed when the house was built. Expensive, yes, and actually quite difficult at this site, especially after seeing the bedrock.
What the owner would like to try, and I thought it was worth a try, was a product he found doing a web search. It's called "Sani-Tred LRB" and is a polyurethane product that gets applied over the wall and floor. Its supposed to have serious adhesive qualities and penetrate into cracks and the like.
I'd love to here if any of you might have had experience with this or similar products.
Thanks, Pete
My basic question here is this -- has anyone had success with sealant products inside a structure? In this case, a garage and basement.
Here is the problem:
A house has been built, about six years ago, into a steep hillside with a high water table. A garage is on the uphill side of the house and it has a four foot concrete wall above the level of the slab to act as a retaining wall. Water comes in for 2-3 weeks every spring through some cracks along and near the base of the wall at the uphill side.
The second spot where water comes in is through the uphill side of the basement, again near the toe of the wall. This corner of the basement also shows a small (+/-6" diam) spot of bedrock poking through (directly at the bottom corner). So apparently the slab and wall were poured directly on bedrock in at least that one location. Again, water seeps in through a few cracks for 2-3 weeks each spring.
We talked about the possibility of excavating around and being pretty agressive with some drains around - although the house had basic footing drains (he thinks) installed when the house was built. Expensive, yes, and actually quite difficult at this site, especially after seeing the bedrock.
What the owner would like to try, and I thought it was worth a try, was a product he found doing a web search. It's called "Sani-Tred LRB" and is a polyurethane product that gets applied over the wall and floor. Its supposed to have serious adhesive qualities and penetrate into cracks and the like.
I'd love to here if any of you might have had experience with this or similar products.
Thanks, Pete





RE: Garage/basement seepage - interior fix?
I'd be much more concerned about whether the walls were designed to resist the water pressure. If not, then your client may have a very serious problem on his hands. What did the builder say when asked about the problem? The original designer? Any written correspondence?
This is the kind of problem that gets worse, not better, with time - and paint.
I hate to say this, but your client should probably consult a lawyer familiar with construction law before any more time passes. I'd mention that option in written form to protect yourself - so he doesn't sue you later...
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
I was hoping maybe someone had heard of a similar product. I'm asking around to see if there is a contractor who does the chemical grouting, that might be another solution.
He has also talked to a contractor who I think was planning to add drains inside (via breaking through the slab) leading into a sump. I didn't think that would work too well due to the ledge.
Sure isn't an easy after-the-fact fix!
Pete
RE: Garage/basement seepage - interior fix?
Erich
RE: Garage/basement seepage - interior fix?
KRS Services
www.krs-services.com
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
Okay, they water volume - so far - has been low, and a build-up of pressure doesn't seem likly under the present circumstances. But homes have a design life of 50 years or more; what about the extreme weather pattern? Future changes to the site - or off-site - that could affect drainage?
We can draw nice, pretty flow lines around the structure representing the theoretical flow paths and water levels upslope of the foundation. But these drawings are little more than crude estimates - even fairy tales - on rocky hillsides. I believe that a prudent engineer - and homeowner - would attempt to relieve the water pressure rather than playing ostrich and covering it up with a fancy paint.
Ultimately, it's the homeowners' call, though. After all, it's their investment...
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
RE: Garage/basement seepage - interior fix?
Problem is, we don't know how the wall is reinforced, or where the lateral load is transferred. And the wall isn't continuous - or very thick - in spots. ptmoss said in his original posting,
... This corner of the basement also shows a small (+/-6" diam) spot of bedrock poking through (directly at the bottom corner). ...
If the builder didn't bother to remove this rock protrusion, how can we feel good that the wall has a reasonable thickness, or is adequately reinforced? (We don't have any information on the wall design or construction other than its height.)
Sometimes it's the small details that are the best clues!
RE: Garage/basement seepage - interior fix?
Since I haven't seen it yet, I'll have to assume that they also went around that piece of ledge I mentioned.
Wouldn't have been my chosen alternative, but time will tell. If I remember, I'll find out next spring how it works out and re-post here.
Pete