Basement Water Leaks

Basement water leaks should be repaired at the source of the leak. When most people think of foundation repair by the injection process, they do not think of it as basement waterproofing. The fact of the matter is repairing a foundation wall crack is the first step in waterproofing your basement or foundation. Although cracks that are repaired with epoxy are glued or welded together, the benefit is that the repair will stop any water coming through. Sealing around sewer, water and well pipes and coveseams is also part of basement waterproofing. The advantage to the injection process is that it stops the water at the source, outside of the foundation. Injecting snap ties and bulkheads is also considered basement waterproofing for the same reason.

Remember that repairing cracks, voids, pipe penetrations, bulkhead and snap ties should be your first step in waterproofing your basement.

Cracks in Foundation/Basement Floors

There are many issues that can lead to cracks in concrete floors. While poured concrete is generally considered the best, it is still prone to cracking due to the curing process and settling. During the curing process concrete generates a lot of heat which creates small cracks called shrinkage cracks. These cracks exist because concrete is “thirsty” during the curing process and requires constant water to prevent it from shrinking. Most concrete floors do not get the needed water thus they tend to crack. Over time shrinkage cracks getting larger due to normal settling and movement in the floor. As a general rule any concrete pour larger than a 12’x12’ area usually cracks. Most basement floors are 4” thick so it doesn’t take much for them to crack.

WHY REPAIR CONCRETE FLOOR CRACKS

Basement floor cracks are almost never structural issues which require immediate repairs. Basement floor cracks are a huge source of excessive moisture and humidity. Excessive moisture can ruin belongings being stored in the basement, not to mention the potential for mold growth. Basement floor cracks are usually repaired prior to a basement being finished for living space. Floor cracks are a source of excessive moisture in a basement, an enemy of a finished area. Moisture wicking up through the cracks increases the humidity and can create a moist musty environment. Over time that moisture can create issues with mildew and mold and increasing musty smells that are often associated with finished basements. Many homeowners choose to put carpet down on the concrete for flooring. Carpet that gets moist from non repaired floor cracks will feel wet and can create a musty odor.

Another reason to repair floor cracks is to stop the infiltration of radon gas, the second leading cause of lung cancer in the USA. Radon gas is a silent odorless gas that creeps in directly through basement floor cracks. Under extreme conditions a radon mitigation system may even be required. Sealing floor cracks with the Crack-X method fills the entire 4” of the floor crack, bonding or welding the floor back together.

Some cracks are large enough to allow insects into the home potentially creating a future nightmare. Carpenter ants and termites like wet dark conditions, like basements. Again prior to finishing a basement all floor cracks should be sealed to prevent insect intrusion or even rodent intrusion, like snakes or mice.

Under some circumstances it is recommended to repair floor cracks that are allowing water to seep through. If there is minimal water gathering on the floor coming in through floor cracks then a gravity fed injection process can fill the 4” floor and stop the water. Typically this can be done to newer homes that have drainage and or stone under the floor. By stopping the water coming through the floor cracks it pushes it to the drainage. In some cases it is best to install a sump pump in the basement to allow for a controlled water table. Most homes built within the last 20 years have some stone under the floor and would be a good candidate for floor crack repair coupled with a sump pump to control the water.

METHODS

The most economical way to repair floor cracks is with the gravity fed system. A polymer is used to create a bond between the concrete crack and fills the entire void through to the bottom. Larger cracks are injected using the gravity fed system but also are mixed with a course sand to create an aggregate, thus strengthening the bond. Some choose to just seal the surface of the crack with a simple urethane product. Epoxy can also be used to fill basement floor cracks and will weld the concrete back together creating a monolithic pour as originally intended.

Cracks in Foundation/Basement Walls

Most concrete cracking is a result of shrinkage during the curing process, due to the heat generated at that time. Once the load of a house or structure sits on the foundation what is known as “creep” or settling takes place. The result is usually that the shrinkage crack now becomes a settling crack susceptible to leaks. Most cracks are not structural issues.

Leaking Floor / Wall Intersections

A coveseam is the joint found between the foundation wall and concrete floor of the basement. If we find that this is a source of water intrusion, filling these joints can stop the water leak and also keep insects out.

Leaking Water & Sewer Pipe penetrations

Leakage around sewer, water and well pipes is very common. The holes around these pipes are typically larger than the actual pipe itself leaving a void for water infiltration and leaking pipes. For example, a sewer pipe is generally 4” in diameter yet the hole through the concrete has a diameter of at least 5” or more. Using a two part urethane foam that is injected into the void will stop water and prevent further leaking and other pipe repairs. This process works well for all pipe penetrations through poured concrete walls. We offer a TEN YEAR WARRANTY on repairs to pipe penetrations.

Leaking Bulkheads

When we refer to bulkhead waterproofing we are making reference to the concrete part of the structure not the metal door sitting on top. Most bulkheads are separate units that are precast, meaning they where poured and made else where and brought on site. These precast bulkhead units are bolted to the foundation and are installed with a black rubber waterproofing membrane that sits between the outside of the foundation and the 3 sides of the bulkhead. The bolts are tightened and compress the membrane to create an initial seal keeping it water tight. What happens over time is that the frost gets under these units and causes them to move. These process of moving compromises the seal of the bulkhead and causes them to leak. The design of these units (at a 45 degree angle) and the fact that the load of the house does not sit on them makes them susceptible to moving and thus leaking. Foundation Fix can stop the water in most cases with a combination of removing the black rubber membrane and injecting a flexible polymer into the cold joint between foundation and the pre cast bulkhead unit. In some cases we need to install drainage boards and tie them into sump pumps to control the water coming in. If a house has an existing interior french drain we can easily tie into that and fix the problem as well.

Some bulkheads are actually part of the foundation pour and are less susceptible to leaking and problems. These bulkheads are typically more prone to cracking because again the load of the house is not sitting on the wall minimizing movement. If these do crack an injection will fix the issue.

Often times leaking will result from bulkheads that have been set too low and because of grading the water is able to come over the top of these and run down the stairs into the basement. If grading can not be fixed then raising the bulkhead height is an option that can be looked at by Foundation Fix.

Bulkhead doors will also leak at times due to improper installation or rot. In most cases a new door is in order to fix this issue.

Leaking Coveseams

A coveseam is the joint found between the foundation wall and concrete floor of the basement. If we find that this is a source of water intrusion, filling these joints can stop the water leak and also keep insects out.

Leaking Tie Rods

Tie rods or snap ties in a foundation can also be a source of water infiltration. These are the metal rods that are used doing the forming process of the foundation. Over time these rust and allow water to make its way through into the home. Again using a two part urethane foam injected into these areas will stop water. We offer a TEN YEAR WARRANTY on repairs to Tie rods/ snap ties.

Wet Basements

Wet basements can lead to mold and mildew. Repairing your foundation cracks and voids to keep water out at the source should be the first step to a healthy and dry home.

Warehouse Crack Repair

Cracks in warehouses can cause major issue especially when it is a high traffic area with forklifts. These cracks if left un repaired can cause the concrete tp spawl and break up creating a bigger repair. Most of these cracks in the floor are repaired with a polyurea or a high bred urethane/course sand mixture. Control joints in warehouse floors are often injected with a polyurea and at times need to be cut out and re injected do to failure. Floor cracks are not typically structural issues but repairing them is usually essential to the daily operation of a business. Pricing on floor cracks is usually based on the significance of the cracking and the overall total lineal feet. Most floor cracks can be repaired in a timely fashion or during not business hours so not to interupt the daily flow of work.

Parking Garage Leaks

Leaking parking garages can create real problems for tenants, property management companies and owners of such structures, many times these leaks created problems with residents and can even create safety issues on the surface. At times these leaks will even stain the cars they drip on causing additional incurred costs to the building owners/ property managers.

Repairing parking garages can consist of numerous different methods, like caulking expansion joints, injecting urethane into leaking concrete ceilings and even epoxy injection into concrete walls. Regardless of the water issue Foundation Fix has a solution to stop the water intrusion into parking garages.

Concrete / Garage Coating

Many foundations are constantly moist due to the nature of concrete and lead to a leaking basements. This is true of poured, cinder block and field stone foundations. This dampness can be a cause of excessive moisture and increased humidity in a basement, which in turn can help contribute to mold growth and musty odors. Concrete is like a sponge which wicks water so stopping this wicking process is the key to controlling excessive moisture and avoiding other foundation repair. Applying capillary sealer to the walls and floor will stop moisture and help keep the basement dry. The capillary sealer penetrates into the pores of the concrete purging it of impurities, blocking moisture and strengthening the concrete.

Concrete Sidewalk Repair

Concrete sidewalk repair is another area of our expertise. Let us help you repair unsitely sidewalk cracks to give your home curb appeal and fix unsafe sidewalk conditions.

Elevator Pits

There are various different methods to waterproofing an elevator pit. For newer constructed pits poured with concrete the injection process is usually the best method. The process of pouring an elevator pit creates a cold joint between the floor, which acts aas a footing and the walls of the elevator pit. Because wet concrete does not chemically bond to existing dry concrete, a cold joint is formed between the two pours. i.e. floor and walls. Because a cold joint exists between the wall and the floors, this area is especially susceptible to water seepage and flooding. Injecting a hydro active grout at this cold joint under high pressure, will fill the joint and stop the water at its source. A high pressure injection allows the grout to be pushed from inside the pit all the way to the outside sealing it effectively.

Other areas that can leak on a newer elevator pit are through the snap ties or tie rods that are used during the forming of the walls to keep the forms in place. These tie rods/snap ties can be waterproofed by means of a hydro active grout injection as well. Often times the pour of the elevator pit walls are not vibrated properly during the process and create pockets or honeycomb areas that can allow water seepage through them. These honeycomb areas can be corrected with a hydro active grout injection from the inside. In some rare instances the pour is so porous that a cementicious waterproofing agent needs to be applied to the walls to block the pores and capillaries of the concrete to stop seepage. On occasion the walls of the elevator pit crack or there are vertical cold joints that can be injected from the inside. On larger elevator pits, sometimes there is the cylinder that penetrated through the floor that can be a potential area for leaking water. These areas can be injected with a hydro active grout using a special technique to withstand the hydro static pressure that can build up around the cylinder.

Older elevator pits may have existing sump pump holes that were at one time allowed and now need to be removed. These holes can be filled in and waterproofed by means of hydro active grout and then pouring new concrete over the existing sump pump hole. Older elevator pits that were built with cinderblock need to be addressed on a case by case basis to see what is the best method to seal the pit properly.

Tunnels

Foundation Fix can provide leak prevention services to large projects like tunnels, please call to set up a site visit.

Waste Water Treatment Tanks / Septic Holding Tanks

Leaking septic tanks if left unchecked, can lead to exorbitant repair or replacement cost down the road. When a septic tank lets water in, that excessive water will drain into the leaching field of a septic system and reduce the life of the leaching field. Septic waste that leaks out of a septic tank and is not properly channeled into a leaching filed can contaminate wells and property. The reason septic tanks leak is typically due to cracking of the structure or cold joints that have failed. The method to repair cracks and cold joints is usually an injection of hydro active grout into these voids and sometimes can be coupled with a coating over the problem area. Other areas that can create a problem with letting water into a septic tank is around the pipe penetration leading to the leach field or leading to a second holding tank. Injecting around these pipe penetrations with a hydro active grout will stop that leaking permanently.

Water Tanks / Cistern

Leaking water tanks/cisterns if left unchecked, can lead to exorbitant repair or replacement cost down the road. When water tanks/cisterns are unable to hold the necessary water it can become a liability for housing associations if that water is designated for community water reserve in case of a fire. The reason water tanks/cisterns leak is typically due to cracking of the structure or cold joints that have failed. The method to repair cracks and cold joints is usually an injection of hydro active grout into these voids and sometimes can be coupled with a coating over the problem area. Other areas that can create a problem with letting water into a water tank/cisterns is around the pipe penetration leading to other water holding tanks/cisterns. Injecting around these pipe penetrations with a hydro active grout will stop that leaking permanently. In some situations sealing the entire tank from the inside with a polymer or cementicious coating will stop the water from leaking out.

Sewer Manholes

Depending on the age of the sewer manholes, the process of stopping the water can differ. Older sewer manholes are typically built with bricks and mortar and repointing these couples with an injection process with stop the water coming into the sewer manholes. Newer manholes are typically repaired with either epoxy injection or an injection of hydro active grout.

Pool Repair

We offer the following pool repair services:

Pool cracks

Concrete and gunite pools like foundations are prone to cracking. When a pool cracks, it creates a problem with water escaping and dropping the level of the pool. Cracks in pools left unchecked, can undermine the soil around the pool creating larger structural issues. Crack-X can repair pool cracks using their time tested injection process. Every situation is unique and usually requires a field inspection to determine the best way to make a repair. Urethane and epoxy resin injected from inside the drained pool, will stop the water from escaping, thus extending the life of the pool.

Pool skimmer repair

Another area where water can escape is when a pool skimmer fails. It can be extremely costly and labor intensive to repair faulty pool skimmers. Crack-X can repair pool skimmers by using the injection process of an expandable urethane foam and save homeowners hundreds of dollars.

Pool Deck crack repair and sealing

Often times pool decks over time may develop cracks that if left unchecked, can compromise the safety and structure of the concrete pool deck. Repairing these cracks will help preserve the life of the concrete pool deck and prevent displacement. A gravity feed injection process is usually used to repair concrete pool decks thus welding or gluing the cracked concrete back together. To preserve and protect the surface of the concrete, it is recommended to have the concrete pool deck sealed every 4-5 years. The concrete sealer is designed to protect the concrete pool deck against the elements.