If you live in the Tampa Bay area, you may not be used to seeing many houses with foundations; however, believe it or not, there are several houses throughout the area that do in fact have foundations. Most homes in Florida are built without basements due to hurricane-related issues. Building codes insist that the floors of homes be built above the storm surge elevation. If a basement is allowed to be built, it is usually built as a “non-habitable” space, so, in other words, homeowners can have the basement for extra storage, but not bedrooms. However, while foundations provide additional storage space and cooler places to hang out on hot days, they also come with their share of moisture-related issues.
When it comes to basement problems, moisture is the most common basement problem. Moisture most commonly enters from outside sources, although it can also occur indoors. Oftentimes, most homeowners are unaware that the soil around basement walls can hold a large amount of moisture. The reason for the high moisture content in the soil could include surface water seeping into the ground or even from a high water table. A high water table could be explained by heavy rains causing the water table to rise higher than the basement floor. Water can often find its way into a basement by gravity or through a crack or failure in the foundation’s water-protective layer. Water can also be drawn in by an “absorption action” or “pushed up” by the hydrostatic pressure of the soil below the walls or floor. In the summer, warm, humid outside air can enter the home and cause condensation on the basement walls or floor. In areas that may experience freezing temperatures, the following situation can occur if a crack is present: Water will enter through the crack and then freeze and expand. With each cold season, the crack will eventually get larger due to the expansive properties of frozen water.
Regardless of the cause of the water damage, basement moisture problems often include: leaky foundation cracks, standing water/flooded basement floors, limescale stains (efflorescence), mold growth, damp insulation, wet carpets , suffocating odors, high humidity, and decaying wood. If a homeowner experiences any of these problems, he or she should conduct a thorough inspection of the basement and surrounding basement. When checking the exterior, the homeowner should check the slope of the ground around the basement: does it allow water to drain in rather than away from the home? What type of storm drain does your house have? A poor rainwater drainage system will continue to provide a large volume of water that can seep into or overwhelm basement drainage systems. Are there visible cracks in the exterior or interior structure? Severe or active cracks can be an indication of future structural problems or even unsafe conditions. Also, in Florida, they could be an example of a sinkhole under your house. Check window wells – are there signs of leaks? Water can collect in the wells, leading to possible leaks into the basement through or around the window.
There are several ways to help prevent moisture damage problems in a foundation. The first rule of thumb is that there are no dirty bases. Although these are less common these days, it’s good to note that dirt floors not only retain a great deal of moisture, but can also give off a variety of gases. When building a foundation, make sure you have a floor drain with a trap installed at the lowest point of the floor. Without a floor drain, any water spilled inside can’t get out. If necessary, install a sump pump and make sure the sump cover is well sealed. Sump pumps are often used where flooding due to a high water table may be a problem. Also, waterproof the exterior of the foundation walls and install a perimeter drainage system.
An often overlooked issue with foundations is moisture that comes from humidity. The easiest way to control humidity is to expel the water vapor produced in the house outside. Signs of high humidity include: condensation on windows, pipes, or other surfaces, as well as a general feeling of dampness in the air, humidity, and odors. Moisture is often caused by exposing the basement to outside air (open windows), hanging wet clothes to dry in the basement, storing firewood in the basement, and/or venting a dryer that vents indoors . To reduce humidity, there are several things a homeowner can do: install energy efficient windows, insulate walls and cold water pipes, insulate floors if possible, run dryer vents so they exhaust directly outside and do not dry clothes or firewood in the cellar. In summer, use a portable dehumidifier or air conditioner to reduce humidity. In hot, humid weather, keep basement windows closed. Run the furnace fan continuously to circulate the air in the house. The key to keeping basement humidity low is to keep it well ventilated and keep extra moisture out of the basement.
Another thing to consider when it comes to keeping your basement free of moisture and mold is storage. Too many stored items, especially on the floor, will allow hidden corners to get even more wet and encourage mold growth. Get rid of items you don’t use and store them on the shelves. Avoid storage in cardboard boxes that easily absorb moisture and are easily damaged by mold. The key to proper basement storage is allowing air to circulate.
Moisture problems are caused by buildup from a variety of water sources. Whether it comes from seeping surface or groundwater, water being absorbed, or water vapor condensing, it needs to be controlled. If future flooding seems inevitable, don’t install interior insulation or finishes that are water-damaged, as these will provide a place for mold to grow and cause more difficulty and expense in flood cleanup. Additionally, correcting foundation moisture problems can improve the durability of your home and eliminate some dangerous health risks. Hire a professional renovator for below-grade drainage and water protection problems, large or moving foundation cracks, concrete placement, or major structural repairs. You may also need a heating contractor to install heating, cooling, and ventilation equipment. A clean, dry foundation provides a happy, mold-free foundation for any home.
