Your House is Not a Boat - Water and Foundations
I joke (funny/not funny) that three things damage to home more than anything else - water, water, and more water.
As a home inspector, I have seen countless cases where improper water drainage has caused serious damage to the foundation of a home. Water is one of the most destructive forces that a home can face, and if not properly controlled, it can lead to costly repairs and even compromise the structural integrity of the building.
The foundation of a home is the base on which the entire structure rests. It provides the necessary support for the walls, floors, and roof. Anything that compromises the foundation has ripple effects to the rest of the home. When water accumulates around the foundation, it causes a number of problems . These include:
Cracks in the foundation: As water seeps into the soil around the foundation, it can cause the soil to expand and contract. This movement can put strain on the foundation and cause it to crack.
Weakened foundation: Water can gradually erode the soil around the foundation, causing it to become weaker. This can lead to walls that bow out, floors that sag, and other serious problems.
Uneven settlement: When water pools around the foundation, it can cause uneven settlement. This means that different parts of the foundation will settle at different rates, leading to an unlevel house.
Mold and mildew: Water that accumulates around the foundation can create a damp environment that is ideal for mold and mildew growth. This can lead to serious health problems for the inhabitants of the home.
To prevent these problems, it's essential to control water drainage around the foundation of the home. This involves a number of steps, including:
Proper grading: The ground around the foundation should slope away from the home, with a drop of at least six inches over the first ten feet. This will help to direct water away from the foundation and prevent pooling.
Gutters and downspouts: Gutters and downspouts are essential for directing water away from the foundation. If you think of your roof as a giant rain collector, you can see the importance of proper gutter and downspout systems. They should be cleaned regularly and should extend at least six feet from the home.
French drains: French drains are a type of drainage system that directs water away from the foundation. They consist of a trench filled with gravel and a perforated pipe, which allows water to seep into the ground.
Waterproofing: A high-quality waterproofing system can help to prevent water from penetrating the foundation. This may involve applying a sealant or installing a vapor barrier.
Sump pump: A sump pump is sometimes an essential component of a water drainage system when other methods don’t complete the job. It is a device that pumps water out of the basement or foundation and directs it away from the home.
In addition to these steps, it's also important to monitor the foundation for signs of damage. If you notice cracks, bowing walls, or other signs of trouble, it's essential to consult with a professional inspector or contractor as soon as possible.
As a home inspector, I can’t urge you enough to take steps to control water drainage around you homes and to monitor the foundation for signs of trouble. By doing so, you can protect your investment and ensure the safety and durability of your home for years to come.