My foundation gently weeps- Waterproofing versus dampproofing

Wenatchee and Chelan Home and Real Estate Inspections

Water intrusion in foundation walls can be minor or major. There are a lot of factors involved.  As a home inspector and structural pest inspector I take any water intrusion seriously. This is one of the main culprits that leads to fungal and insect issues.

Most foundation walls in the North Central Washington only need dampproofing.

The IRC R406.1 states Concrete and masonry foundation dampproofing.

Except where required by Section R406.2 to be waterproofed, foundation walls that retain earth and enclose interior spaces and floors below grade shall be dampproofed from the top of the footing to the finished grade. Masonry walls shall have not less than 3/8 inch (9.5 mm) portland cement parging applied to the exterior of the wall.

Dampproofing is usually asphalt-based coating that is either sprayed on or hand applied to the outside of the wall. Often when doing evaluating the home you will see a black line just above the grade line indicating that the foundation has a coating.

This is not a perfect indicator though. There are dampproofing coatings that are grey or clear that may have been applied so you have to be careful jumping to a conclusion.

Here is just one example-http://www.decoproducts.com/Deco20PenetratingConcreteSealer.html

A very common issue with most of the damp proof coatings is their inability to seal larger cracks and holes created by foundation ties.

When water intrusion is evident in crawlspaces or basements most often it will come down to water management on the exterior of the home. This includes grading, roof storm drainage control and irrigation control.

So if your foundation is gently weeping you will need to evaluate and manage surface water conditions.

As George says “With every mistake we must surely be learning, still my (guitar) foundation gently weeps.”

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                                509-670-9572