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Preventing Water Penetration
Aside from river or coastal flooding, the two most common ways water can affect the foundation area of a home are surface runoff and a rise in the water table (the underground water level). In northern regions, snow melt, particularly this year, along with spring rains, can increase the chance of water infiltration into basements and crawlspaces, from both surface and ground water. Even homes constructed fully or partially on slabs can be affected.
Surface run-off includes any rainwater or snow melt that flows toward a foundation from the site the home is located on or from neighboring properties. It doesn’t matter whether it is water that flows off the roof, or from finished surfaces such as driveways, patios, or the yard area. Any water that accumulates near or along the foundation has a potential to seep into your home or cause other problems such as soil erosion or foundation movement.
If the roof and site drainage systems aren’t in place or aren’t doing the job they should, even with a half-inch rainfall, hundreds or even thousands of gallons of water can be directed toward your foundation – and ultimate seep through cracks or openings, or even the foundation itself.
To help reduce the chance of surface water from affecting your home, attention should focus on the roof and yard drainage provisions. This includes features that are present and in need of maintenance or upgrading, as well as additional drainage features that may need to be installed.
When the ground is covered by snow or even if partially frozen, sometime there is little that can be done until warmer weather; but even with these obstacles, efforts should be made to address any problem areas as soon as possible. This year, many areas had much colder than normal winter weather, and others, like the Northeast were hit with both record cold and snowfall in areas.
These type weather conditions only exacerbates the potential for problems, as the snow and ice backs up gutters, leads to ice dams on roofs, blocks water flow from downspouts, sump pump lines, and underground drain lines, builds up in window wells and entrance areas below ground, and prevents water from draining away from the foundation. As the weather warms and/or rain falls, the snow melt only contributes to potential problems as it can’t drain off the roof or away from the foundation fast enough or in the proper manner.
Don’t wait until problems show up. If you haven’t already done so, conduct a survey of your roof, the roof drainage features, sump pump drain lines and general conditions around the foundation.
To start, take a look at your roof for any signs of damage or change in appearance. Also check the attic areas, particularly at the eave or lower areas and around any penetrations such as the chimney or plumbing vents. Leakage may not have become apparent in the living areas, but if heavy snow or ice dams caused backups, framing members, and/or insulation may have become wet. Any wet insulation should be removed and replaced as soon as possible.
Observe the roof drainage system components (the roof drains, gutters, and downspouts):
- Do all sections appear secure?
- Do the gutters still slope toward the downspouts?
- Is there any staining that may indicate overflow into the house structure (and hidden damage)?
- Are the downspouts secure and extensions intact?
- Do the downspouts extend at least 3-5 feet away from the foundation?
- Does water appear to be flowing freely?
Gutter guards can help prevent leaf buildup and reduce the frequency of cleaning, but are more readily blocked by ice and snow, can be damaged and should not be considered totally maintenance free.
The further away (minimum 3-5 feet) from the foundation that the downspouts discharge the roof run-off, the less likely the runoff will impact the foundation. You should also make sure downspout splash blocks or extensions don’t present a trip hazards. Downspout water should not discharge onto surfaces where it could create a potential slip hazard from water freeze in the winter. In some situations, the only option to prevent these hazards may be to install underground drain lines that run to the street or an underground drainage system.
Next, look at the foundation area conditions:
- Are surface or window well drains clear of debris?
- Are the drains free flowing?
- Is the soil along the foundation sloped so that water drains away from the foundation?
- Do any large areas of your property or a neighbor’s property slope toward your home?
- Is any potential water runoff properly diverted by swales or collected by drains so that it does not flow near or accumulate at the foundation?
The installation of swales (slight depressions in the ground) to funnel water around or away from the foundation may help in lieu of a more expensive drainage pipe system. In some cases, though, a catch basin and underground drainage system may be the only answer for control of surface water.
With time, the soil around most homes will often settle and develop depressions or a negative slope, allowing water to accumulate at the foundation. Long and deep freezes can also cause upheaval or cracks in the soil that give any surface or underground water direct access to the foundation below grade.
All foundation areas need to be maintained as needed to ensure the soil slopes away from the foundation, ideally extending about five feet out. Mulch added at planting areas may give the impression of a positive slope away; however, it is important to make sure the soil under the mulch is sloped away as well, particularly if the soils is a clay mix.
There is no telling what mother nature will bring, and sometimes no amount of preparation will help prevent the issues that cold weather and snow and ice might bring, but running through these few steps to check your house and yard conditions now and before next winter will help put you in the best position possible.
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