Basement Work Done In Past

Specific Inspection Topics Structural Inspections
1

Hello, I recently had a home I am buying inspected and the inspector told us to get the contracts and paperwork for work that was done in the basement. the sellers (who are the kids of the people who lived in the house) said they can’t find any of the paperwork on the job. Meaning there is no way to transfer any guarantees or warranties that might exist. Unfortunately, I was not present for the inspection (a mistake I will never make again) and left my wife and mother in law to be there. Between the 2 of them, they asked no important questions however.

Each of the basement walls has a sheet of what appears to be some kind of plastic on it (white or blue in color) that’s about the size of a peace of drywall (or thinner). Can anyone tell me what this job was done to fix and what kind of company would do this type of work?

Would there be any other way for me to get info on any guarantees or warranties that are transferable without having the paperwork from the sellers?

Thank you for your time.

2

Take digital photos of walls and floor adjacent to these walls. Is there a sump pump? Post the pics for a better answer to your questions.

3

Yes sir, pics will get more definitive answers.

4

Nick,

Very often, when an Inside system/method of ‘water-diverting’ is done, they will install-place a sheeting against the wall(S). IMO, this is done to hide/conceal the walls. Others may tell you this is part of their system/package and/or, do this so any moisture/water will fall Behind this sheeting and into their inside drain tile or baseboard system.

Facts are, NO Inside system on this Planet can Stop/Prevent water from entering cracks or Other Outside openings and so, it will also not stop/prevent Mold,efflorescence, possible radon and termite entry and…it cannot stop/prevent any lateral or hydrostatic pressure off the Outside of basement walls, now or in the future. These pressures and even tree roots can crack, bow n even collapse walls inward. Im NOT saying you do have any of these problems now, but you might and dont know it cause you cant see the walls.

http://www.yodergroup.com/concrete.asp <-- read 6th,7th paragraphs

http://www.bobvila.com/ArticleLibrary/Task/Inspecting/FoundationFailure.html

http://www.al-home-inspections.com/news-articles/article-4.html

Are there times when sump pumps are needed? Sure! Are there times when an Inside drain tile method is needed with a sump? Yup, but those times will ONLY be with homes in high water table area…home built on a spring, stuff like that. But Most people get water/seepage in the basement due to Outside cracks `n other openings, anyone who tells you differently is misinformed and/or has their own self serving agenda.

And, even when a sump or inside system is necessary in these certain areas, many homeowners will still have crack `n other outside openings which will need to be waterproofed & backfilled correctly, outside! Yes, some of those homes will need both.

Mold http://www.epa.gov/iaq/molds/images/moldguide.pdf

Radon http://www.epa.gov/radon/pubs/physic.html http://cbs2chicago.com/health/local_story_034173519.html

Efflorescence http://www.marshallconcrete.com/41

Termites http://www.mipca.org/Termites.htm http://www.askthebuilder.com/Termites_Turn_Wood_to_Dust.shtml

Dig to find out ‘who’ did the work! Even without the paperwork, if you find and call who did the work and then ask them if they are going to transfer/re-print the guarantee, imo should NOT be Any problem at all IF this company ‘really’ gives a shtt, if this company has, as many claim, such High Standards and Ethics, how ` why would it be so hard to back up the work they were paid to do and guarantee,regardless if paperwork is lost. Yeah, maybe a lil too much wishful thinking but what do ya have to lose.

5

Nick,

Very often, when an Inside system/method of ‘water-diverting’ is done, they will install-place a sheeting against the wall(S). IMO, this is done to hide/conceal the walls. Others may tell you this is part of their system/package and/or, was done so any moisture/water will fall Behind this sheeting and into their inside drain tile or baseboard system.

Facts are, NO Inside system on this Planet can Stop/Prevent water from entering cracks or Other Outside openings and so, it will also not stop/prevent Mold,efflorescence, possible radon and termite entry and…it cannot stop/prevent any lateral or hydrostatic pressure off the Outside of basement walls, now or in the future. These pressures and even tree roots can crack, bow n even collapse walls inward. Im NOT saying you do have any of these problems now, but you might and dont know it cause you cant see the walls.

http://www.yodergroup.com/concrete.asp <-- read 6th,7th paragraphs

http://www.bobvila.com/ArticleLibrary/Task/Inspecting/FoundationFailure.html

http://www.al-home-inspections.com/news-articles/article-4.html

Are there times when sump pumps are needed? Sure! Are there times when an Inside drain tile method is needed with a sump? Yup, but those times will ONLY be with homes in high water table area…home built on a spring, stuff like that. But Most people get water/seepage in the basement due to Outside cracks `n other openings, anyone who tells you differently is misinformed and/or has their own self serving agenda.

And, even when a sump or inside system is necessary in these certain areas, many homeowners will still have crack `n other outside openings which will need to be waterproofed & backfilled correctly, outside! Yes, some of those homes will need both.

Mold http://www.epa.gov/iaq/molds/images/moldguide.pdf

Radon http://www.epa.gov/radon/pubs/physic.html http://cbs2chicago.com/health/local_story_034173519.html

Efflorescence http://www.marshallconcrete.com/41

Termites http://www.mipca.org/Termites.htm http://www.askthebuilder.com/Termites_Turn_Wood_to_Dust.shtml

Dig to find out ‘who’ did the work! Even without the paperwork, if you find and call who did the work and then ask them if they are going to transfer the guarantee, imo should NOT be Any problem at all IF this company ‘really’ gives a shtt, if this company has, as many claim, such High Standards and Ethics, how ` why would it be so hard to back up the work they were paid to do and guarantee,regardless if paperwork is lost. Yeah, maybe a lil too much wishful thinking but what do ya have to lose at this point.

6

…oops,sry!

http://davesgarden.com/journal/j/viewentry/23253

hard work? hehe, try hand digging and backfilling w/peastone, SEE the WALL, this particular wall pretty good, except there are outsdie cracks n openings from ground level to footing. Needs to be excavatedn waterproofed all the way down, not 1-2’. The lower portion of wall & cracks are, ahem, still open. And by placing any kind of sheeting agst the inside of the wall will Not prevent future water,mold,efflorescence,radon etc.

7

I really was hoping we could avoid this, but, I guess not. Here we go again with another rant ad infinitum on why basements leak.
Larry

8

I really was hoping we could avoid this, but, I guess not. Here we go again with another rant ad nausium on why basements leak.
Larry

9

If the client cannot provide any warranties either the work was not done as stated or repairs were carried out for cash.

Only the vendor can extend or imply a warranty, many will not do that but only disclose the conditions they are aware of. If you do not feel your queries have been met to your statisfaction perhaps you should not proceed with the deal.

Raymond Wand
Alton, ON

10

well Larry,

    just posting the Facts, whats the harm in trying to inform Nick?
11

Nick

You might want to perform or have some one do a permit search for the dwelling through the local city codes & permits div.

Paul

12

Lots of good tips here. I have also seen paneling used as an attempt to cover up foundation cracks. I am not implying this is the case in your home Nick.

Erol Kartal
ProInspect

13

Thanks for all the replies!
The pics sound like a good idea, but I wont be able to get any for a few weeks as we are still in the process of buying. And yes, there is a sump pump, which I figure was added recently because they also had new drain tiles put into the basement… When I was looking over the info on the house again, I saw that the sheet describes the walls I am talking about as being “enhanced basement walls”, if that helps.
After seeing the house and knowing the kind of people who lived there (my wife and her family lived across the street for 17 years up until a couple years ago) I can say I am sure it was a professional job. the paperwork was possibly lost over time due to the owners (they were an elderly couple and the man died). A call was put in to the sellers (the owners’ sons) to find out what company worked on the basement, we are waiting on them to call back.
As far as finding the company that did the work goes (in the case that the sellers cant even get the company name), is there some kind of directory I can look up local companies that do this kind of work? I know the phone book, obviously, but what would I look up? Basement repair? I only know of one local company, but then again I’ve never had to deal with one of them before.
One last question, if I was to call a company and give the address of the house would they cooperate with me? Nowadays everything seems to be protected under the privacy act (HYPA, etc).
Thanks for your time

14

Nick, I agree with Paul on pulling the permits. Chaeck with your local municipality or county, you can do this yourself and all it requires is the address or the PIN #

Joe

15

I am a fellow inspector in south Florida and am considering moving to Fort Pierce. I found a house that my wife and I really like but is has one major problem. The house has a full basement and severely leaked 3 1/2’ during the past years hurricanes and continually leaks when it rains. The house is on a small salt water canal as well. I did see efflorescence on the walls and a bunch of sand on the floor from what appears to of come from the outside (obviously). In the lower corners of the wall where the wall meets the floor are small drains that look to be about 1" in diameter. This could be where the sand came from. My questions is: Is there anyway of fixing this problem without excavating exterior and installing a water proofing agent/material and a proper drain? Thanks.

16

If there has been that much water in the past, what does the future hold? All meterological experts seem to be of the opinion that because of global warming hurricanes will become more sevre, thus resulting in greater damage. This past year is a prime example of things to come. I would pass on the house. I would think basements are Florida are an exception.

17

"Each of the basement walls has a sheet of what appears to be some kind of plastic on it (white or blue in color) that’s about the size of a peace of drywall (or thinner). Can anyone tell me what this job was done to fix and what kind of company would do this type of work? "

Sounds like the repair to seal the crack and stop the seepage by drilling into areas of the crack and injecting an epoxy into it. The epoxy is usually a grey color around here, and is covered (sometimes) with the white plastic sheeting secured to the wall.

Warranties on these repairs vary in my area are typically 5 years at approx. $200 per crack for the less expensive, and lifetime at approx. $500 for the more expensive version. The repairs often appear the same visually, and my assumption is the extra cash is to cover the return trip / repair, if /when needed. More often, the ‘lifetime’ repairs seem to be the ones with the plastic sheeting over the repaired area.

Adam, A Plus

18

Nick, the plastic is a p.vc. waterproofing panell. These panells are needed on certain types of foundations when a water control systems is placed on the inside of the basement. On brick, terra cotta, poured cocrete. or icm foundations water entering the walls has no way of falling and being eliminated through weep holes at the bottom of the wall. Only on hollow cement or cinder block foundations, will the interior drain companies install their system without installing these panells.

This house has either an interior drain tile, an above the footer, or an on top the floor system, which directs the water to a sump. Check out this link, it will help you. http://www.extension.umn.edu/distribution/housingandclothing/components/7051-04.html

www.integritywaterproofing.com

The major system companies are Ohio State Waterproofing, called Everdry outside the North East Ohio area, B-dry, and Basement systems. I would start with these companies.

19

Hello,
My name is Mike and I am currently studying to be a home inspector.
I am a licensed Virginia contractor and I have ran across the plastic wrap in my past jobs and also most recent basement remodel. The new homeowner stated that they had a radon and mold test done since it was the previous owner that added the sump pump. I tend to beleive that the plastic “wrap” simply hides an ugly appearance. Many years ago my parents had this done in their older home and the company did not have to wrap the walls since they did an clean job. I would try to find the company to see about the warranty transfer since more than likely there were repairs to the wall behind the plastic. Also I am not sure if a permit is even pulled in many cases for these repairs.
How old is the home, if it is 40-50 years old I would check to see if the sewer line has been replaced to the street. I’ve seen enough basement floors torn out for new bathrooms to know that the outside drains and drain tiles used to be tied in with the main sewer lines and were not in very good shape in many cases and did not meet current code.

Hope this helped
Mike Martin
MDI

20

Nick, if they failed to ask questions of the inspector, call him and ask away. Contact the manufacturers to see if they have any information on file.