Moisture seepage
This is, not only common, but quite regularly found in basements that we visit. The main 2 reasons that moisture makes its way into a basement are related to the exterior grading and the lack of a properly drained gutter system.
o Exterior Grading
_-• When soil around the perimeter of a house is pitched back towards the building, this allows water to pond
__ _against the foundation, which eventually travels downward.
_-• The inward pressure against a foundation wall increases as it gets closer to the bottom of the basement, and
__ _this helps “push” water through the wall.
_-• The simplest solution is to “raise the grade” of soil outside the building. This means adding dirt around the
__ _perimeter of the foundation to create a positive slope away from the building. This way, gravity will help drain __ _runoff away where it is less likely to enter the building.
_-• One note of caution – make sure you do not allow this buildup to come within 6 inches of the siding, as this
__ _will create another problem, namely wood rot and/or insect presence.
o Poorly drained gutters
_-• Gutters that are plugged with leaves and debris can back up and run down the siding to the base of the house.
__ _ In the winter, this condition can also add to ice damming issues.
_-• Gutter downspouts that lack extensions, or “leaders”, also deposit water against the foundation. This is why
__ _ most basement seepage is found near the corners.
_-• We always recommend that leaders be extended a minimum of 6 feet away from the building.
_-• Another note regarding downspouts; if they are depositing roof runoff on to a sidewalk or driveway surface,
__ _this will cause premature wear, deterioration and settlement. This is very important, as over time, the water
__ _will erode the foundation blocks and can cost thousands of dollars to repair, worst case scenario.

Foundation cracks
__ _There are a number of different types of cracks that may be found in a basement or crawl space. Listed below __ _are a few, and an explanation of the usual cause.
_o Horizontal cracks
_-• This type of crack generally occurs when a foundation wall is being pushed inward, most often because of __ ___ hydrostatic, or water, pressure.
_-• If these cracks are say, wider than a pencil eraser, they may be a cause for concern, and should be referred to
___ a structural expert, such as an engineer or architect.
_-• Narrower cracks should not be ignored, but sealed with mortar and monitored over time. If the cracking
__ _reappears, that indicates continuing movement, and would require further evaluation by a structural expert.
_o Vertical cracks
_-• These cracks are often referred to as “settlement cracks”. They occur when the material that the wall is
___ bearing on (the footer) settles. It is not entirely unusual to find small hairline settlement cracks that appear
___ within the first year of the life of a house.
_-• The big concern is this:
___ - Is it a one time minor settlement?
___ - Is it an ongoing settlement issue that requires further exploration, and possible structural repair?
_o Step cracking
_-• This is simply another type of settlement crack where, for instance, a footing below the corner of the foundation
___ sinks, and the block wall above shifts along with it.
_-• In some cases, the cracks will display a visible difference, being larger nearer the top or bottom. This is how to
_ _ determine whether the settlement occurred near the center of the wall or near the corner.

Types of floor framing
o Traditional dimensional lumber
_-• These are usually 2x8’s or 2x10’s; with occasional 2x6’s found in some areas. (2x6’s are generally considered
___ to be undersized in most cases of modern framing.)
o Floor truss systems
_-• This system is designed with a 2x4 at top and bottom, with steel webs throughout the middle, providing
___ strength. They were used for a short while in some housing tracks back in the late 1970’s through the 1980’s.
_-• They are still available today, but are not widely used.
o I-Joist flooring systems
_-• One of the newer marvels in floor framing, these items are, simply put, a web of ½ inch plywood or OSB
___ (Oriented Strand Board) that is notched into a 2x2 at top and bottom. Since they are engineered, they provide
___ a flat surface, without the warping or crowning of dimensional lumber.
_-• They are also advertised as providing a squeak-free floor system.
o Laminated flooring systems
_-• Laminated lumber is designed to provide greater strength per foot that dimensional lumber. As it is also
___engineered, it provides a flat smooth floor, and will span farther, limiting the need for as many supports.
o Hand hewn or simple logs
_-• This type of joist is usually found on houses built pre-1900’s.
_-• This work was all done by hand by a carpenter and a hatchet. It’s uncommon to find a house of this vintage
___ that doesn’t have sloped and/or sagging floors.
_-• Quite frankly, the floors were probably not flat even when the house was constructed.
_-• Except in extreme cases, floor jacking is generally not recommended, as the floor has no memory of what
___ flat is. It often results in a hump in the floor where the sag used to be. A bit of a trade off, it would seem.
_-• It may be necessary to install simple support beams underneath some areas just to eliminate bounce and
___prevent further sag.

Support columns
o Wood support posts
_-• Often found in houses built in the early part of the last century and prior, these were simply logs that were put
___ in place to support the main beam. Their number one drawback is they have sat in moisture over the years,
___ and are commonly rotted at the base.
_-• They are also attractive to insects.
_-• It is common to find these having been replaced by steel columns.
_-• From time to time, pressure treated 4x4,or 4x6 supports are found in newer construction, although this is not
___ a common find.
_-• It is important that these are secured at both top and bottom.
o Steel columns
_-• Sometimes referred to as “jack-posts” These began appearing in the 1930’s and are used extensively in
___ modern floor framing. They are designed to carry the weight of the main beam.
_-• They should not be confused with split-adjustable posts mentioned below.
_-• These should also be secured at top and bottom.
o Split adjustable columns
_-• These posts are similar to their big brother, the steel column, although are commonly misused. They are
___ designed as area supports and are not engineered to carry the weight of the main beam.
_-• These are identified by the two-piece sleeve that has metal pins inserted through holes.
_-• They are rated to carry somewhere around 3500 lbs. whereas the steel columns are rated for around
___ 20,000 lbs.
_-• That is not to say that if enough of these posts are installed they won’t do the job, they just weren’t designed
___ for main supports.

Basement floors
o Concrete floors
_-• Found in most basements.
_-• Hairline cracking is not uncommon.
_-• Control joints will usually lessen cracking
o Drainage systems
_-• Most basements have either a sump pump or a floor drain
_-• SUMP PUMPS- These pumps are installed inside a sump crock which is a fancy name for a pit in the floor
___where a plastic tub is installed.
_-• Often, the under-floor drainage system is tied into this pit through a series of perforated pipes. These pipes
___ pick up the water that seeps around the perimeter of the basement, and channel it into the pit where the pump
___ ejects it to the outside.
_-• It is a good idea to have this pump wired to its own circuit.
_-• Most sump pumps last around 10 years, unless they are under mucky conditions, in which case failure is often
___ sooner. Replacement should be proactive to eliminate the risk of finding out too late that the pump is haywire.
_-• A sump pump crock cover is a good idea, as it helps prevent folks from falling into the pit, as well as assists in
___ controlling moisture.
o BACK UP SUMPS
_-• There are a few different options here. One would be a battery operated system, which is powered by, you
___ guessed it, car batteries.
_-• The other type (which we prefer) is a water driven pump that operates off of your public water system. Sure,
___ you lose water when this is running, although it’s usually much cheaper than replacing the damaged goods in
___ the basement if it floods.