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iroc9999

06:34PM | 08/01/07
Member Since: 07/31/07
1 lifetime posts
Bvbasement
HELLO.

ABout a year ago I spend over $ 15 K renovating my basement into a one bedroom apartment. I was going to used it as rental income; this was to be an investment because I used money from my pension.

Months ago I realized water was leaking whenever there was a hard rain. I had the gutters cleaned because it had not been done in 3 years.

Now the basement is leaking again and the tenant is complaining, rightfully so. I have been told that I may need to tear out the drywall and seal the concrete.

This would be a disaster for me because I just dont have the money. I am willing to let the tenant out of the lease so he wont suffer from mold or damaged belongings.

What can I do ?

Any help will be greatly appreciated. PLease send email to me at

hgarnettsda@bellsouth.net.

Many Thanks, Stormy

toddjk

09:14AM | 08/07/07
Member Since: 03/27/06
18 lifetime posts
They will all come out and analyze the problem for free.

Where is the water leaking from? It sounds to me like seepage (I'm no expert, but I did have seepage issue in my basement). If it's through the floor or floor/wall joint, it's hydrostatic pressure.

I suspect your house doesn't have a sump pump or drain tile system? If not, then you will likely need one. Probably not what you want to hear, but expect to spend ROUGHLY $50 per linear foot to install an interior drain tile system - and a foot around the perimeter of the basement will need to be dug up to install the drain. However, you should be able to pull the carpet back and remove some drywall or moldings around the floor wall joint without causing too much damage to the finished area, but you'll likely have some minor repair work to do.

Billhart

05:52PM | 08/07/07
Member Since: 04/25/05
1916 lifetime posts
Trying to SEAL out water is a losing propsition.

The best solution is to keep the water away from the basement, if possible.

The gutters should discharge at least 8ft from the house and more is better. If the go into a drain line determine that the line is working and continues away from the house.

Likewise you need to check the drainage of the land. The land should slope away from the house for 6-8 ft.

Often these can be done at a minimal cost.

toddjk

09:06AM | 08/08/07
Member Since: 03/27/06
18 lifetime posts
Sometimes it's not possible to do some of those things. Like if you don't have 8 feet from your property line to slope the land away from. My house, like most in my neighborhood, is within 5 feet on either side of my neighbor - we can't BOTH slope our land away for 8 feet.

Sometimes you have to work with the theory that water WILL eventually find it's way to your foundation, no matter how much you do to prevent it. At that point, it's all about keeping the water from entering, and while it's obviously more costly than a downspout extention, drain tile does work.
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