We’re in Wisconsin where basements are extremely common. Some basements can be scary-looking dungeons, however, others can be finished with awesome additional living spaces. What’s important when looking at a home with a basement? Is a crack or a leak the end of the world? Read this blog to find out everything you need to know about basements.
Let’s cut to the chase, it’s not if a basement fails, but when. Depending on the materials used for a basement foundation, it will fail over time. Basements are exposed to moisture, humidity, temperature changes, and soil pressure. These factors can cause cracks, leaks, mold, rot, and structural damage. If left untreated, these problems can worsen over time and affect the safety and value of your home.
When you’re touring a home, the first thing you need to do is head straight to the basement. As the basement is the foundation of the home. If the basement is bad, it’s most likely a no-go as basements can be very expensive to repair.
Depending on the extent and type of damage, repairing a basement can cost thousands of dollars. You might have to rebuild the foundation brand new, waterproof the walls, install drainage systems, or remove mold and mildew. These are not minor fixes that you can do yourself. You will need to hire professionals who have the expertise and equipment to handle the job.
But if you’re still reading and haven’t run away from this blog because of foundation issues, this should not scare you off completely. The truth is that basements will fail at some point over time. And when you see a basement that has been repaired, with metal bracing to help it prevent further movement. It is better to see the bracing installed than a basement where they have not been repaired. Why? Because you know that the repairs have already been done and hopefully no further damage will occur. A repaired basement shows that the previous owners cared about their home and invested in fixing it. It also means that you won’t have to deal with the hassle and expense of fixing the basement yourself. A repaired basement can also increase the value and appeal of your home vs one with obvious basement issues that have not been addressed. Also, most professional foundation repairs come with a warranty that can be transferred to the new owners. This is great for peace of mind.
So what exactly do you need to know about basements? Do cracks in the actual basement floor matter? The basement floor of a home does not add any structural strength to the home. It is only the foundation walls that carry the weight of the home. Cracks in a basement floor should not be a cause for concern in most cases. The most common item of importance that you need to review when looking at basement walls are large cracks that can potentially lead to shifting or bowing of a basement wall. The wall can be bowing either inwards or leaning outwards. In Wisconsin, many older homes were built with concrete masonry unit blocks. Inspectors will measure a wall for straightness. If the deflection measured in that wall is 1” or less out of plumb, then metal bracing is recommended per WAFRP (Wisconsin Association of Foundation Repair Professionals). If movement is measured to be over 1”, then per WAFRP a full excavation and bracing to straighten the wall is required. This is very labor intensive and depending on the exterior conditions required to excavate, very costly.
So if you come across a home that you like, but it has some basement cracks and shifting should you walk away? Well if the deflection is less than 1” and all you need are beams, depending on how many walls need beams that can be a doable repair. Now if the deflection is over 1” excavation is required. What you can do is hire a structural engineer who specializes in foundations. Have them conduct an analysis and calculation of what type of repair would be sufficient. They can determine if bracing alone is adequate to properly repair. This can save you easily 2X-3X the cost of repairs vs a full excavation.
Another very common issue with foundations is water leakage. The majority of the time, water intrusion can be repaired by general maintenance. A lot of this is due to poor exterior soil grading. Keeping the soil graded to roll water away from the foundation can help. Another simple and obvious fix is to add downspout extensions to direct water farther away from your home, ideally 6+ ft away from the home’s foundation wall. The further you can push that water away the better it will be for avoiding leaking in your home. The last fix is if the home has a failed drain tile system or sump pump. Some older homes were built without a drain tile or sump pump. Having a working drain tile system and sump pump is key to redirecting water that accumulates underneath a home from heavy rains to pump it back out and away from the home. The last thing is to regularly clean gutters from leaves and other debris to ensure water is not overflowing the gutters and dumping straight down your foundation walls.
One of the most expensive basement foundation repairs is if the foundation piers are sinking. This means the home itself is now sinking. Signs you can watch for are cracks in the drywall, ceiling, around the interior/exterior of the windows, cracks in concrete stoops/porch outside, and uneven floors in the home. This is by far the most expensive foundation repair. If you see this type of issue, be prepared to spend a lot of money if you want that home.
In conclusion, don’t ignore the basement, and don’t pass up homes where the basements have already been repaired when you are house hunting. It can tell you a lot about the quality and condition of the home you are considering. Make sure to inspect the basement for any signs of damage or neglect. Now that you know the common causes and potential repairs, you will also have a better understanding of what’s an expensive fix and what’s an inexpensive fix. The more you know, the more negotiating power and opportunity you will have to find the home you’ve been looking for.