How to resolve moisture in the basement?

[Jacob Elbe]

Good Morning!

I'm wondering what experience some of you have with different solutions for moisture in basements.  One of my properties in Euclid, OH received a violation from the city during the inspection last year:

"The cellar/basement walls show signs of leakage and/or accumulation of moisture.  This defect must be corrected."

We received a quote from a Cleveland company that would install a  basement system for $2950 to install a french drain, and pump along the wall in question.  This seems excessive to me based on the note from the city inspection.  They're a specialty company that I'm sure will always recommend their solution.

What approaches have some of you taken to resolve moisture on basement walls?  I would think some type of sealant on the inside walls and a good de-humidifier along with double checking the downspouts on the house would be sufficient. 

Have some of you dealt with this issue?  If you did install a basement drainage system, what was the result?  Did it work as planned? 

Thanks for your help!

- Jacob

[Bob Collett]

@Jacob Elbe I manage a 38 building condominium complex. Some properties have moisture or water in basement. I have studied this extensively. I have also seen this problems in individual homes that I own or manage. Euclid often checks this box on their inspection, and relies on the investor to determine if there is a problem. You may have no problem at all!

First, do you see Water, or Moisture.

Next, is it clear water. (I assume yes, meaning runoff not sewage)

To solve this problem, start with determining the source of the water.

1. Check the roof and gutters. Make sure the gutters are clean and not clogged.

2. Check the downspouts and drains. If the downspout drains are blocked, water will sit. Any basement will eventually leak if enough water sits for long enough.

3. You may need to snake the downspout drains. This would be a couple hundred dollars. You can usually get the city or the county to snake from the street to the house.

4. Next check the grade. Make sure you have about 6 inches per 10 feet of grade away from the home. It is definitely a problem if the grade slopes toward the foundation, but an easy fix. Add non-porous soil.

5. Check the driveway. If the driveway next to the house is not sealed, (especially if the problem is on the driveway side), then get some self leveling cement. It comes in a tube for about $12. 

Once these things are done, you may have solved your problem. Then you can paint the basement with a product such as "drylock". This will seal out moisture, (but will not help if there is an active source of water as @Matt Motil mentioned). If you take the above steps, you can then with good conscience disclose that you solved the problem.

I would suggest that most of the "water proofing" companies are going to suggest their solution, just as you suggest.

@Jacob Elbe