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Scary basement leak - who do we call?
Old 09-02-2015, 11:43 AM   #21
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Scary basement leak - who do we call?

Amethyst, have you made a connection of a recent heavy rain with this, or is it just leaking for know apparent reason? I would defintiely either find the source of problem first myself, or getting someone whose only goal is just to find it. Therefore you skip the "poke in the dark and hope or the expensive solution one size fits all specialist".
You always want to start cheap if that solves the problem. Two years after I moved into my house, I got two huge leaks in my basement ruining my downstairs carpet. I determined it was a slope issue on north end of house not drainage/tile issue. Bought a dump truck load of soil and built up that end of the house and 11 years later now not a drop in my basement still.


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Old 09-02-2015, 12:07 PM   #22
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Originally Posted by jazz4cash View Post
Did you test the sump pump?
Its amazing how much ours runs in the summer even with no rainfall due to having 2 AC condensation lines that discharge to the sump pump pit.
+1

A sump pump not running frequently enough (or at all) can cause the water table to rise under the middle of the basement floor. Check the sump pit, many will normally have some water in them all the time, it's the level that's important as well as that the pump is operational.
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Old 09-02-2015, 12:13 PM   #23
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Once repaired, is this a "defect" that has to be disclosed to prospective buyers? Last time we spoke to a real estate agent, she was very emphatic about the need to "disclose" or be sued.

Amethyst
I would have to ask the DW (who is a RE broker) but I *think* you would need to disclose that you had a water seepage issue. It varies from state to state, but better to disclose than to not and *risk* litigation. For the most part, if you explain the repair, it won't be an issue.

It's not uncommon for a 25 year old house to have foundation issues, so I wouldn't sweat it too much.

EDIT...talked to the DW and she said that you would not be required to disclose because there was no damage and it's repaired. This is applicable to Georgia, so YMMV.
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Old 09-02-2015, 04:17 PM   #24
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90% of the time it is improper drainage. Look at the rain gutters first. Then look for the ground sloping towards the house.

If you do not have rain gutters, install some.
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Old 09-02-2015, 04:40 PM   #25
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90% of the time it is improper drainage. Look at the rain gutters first. Then look for the ground sloping towards the house.

If you do not have rain gutters, install some.
+1 . Some people freak out and get the walls dug out and coated when all they need is a load of dirt to return the slope near the foundation where the back fill has settled. That and some down spout extensions.
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Old 09-02-2015, 04:46 PM   #26
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+1 . Some people freak out and get the walls dug out and coated when all they need is a load of dirt to return the slope near the foundation where the back fill has settled. That and some down spout extensions.
+2. I once "fixed" a basement leak at my mother's house with two bags of topsoil and a handful of grass seed. It was just that a low spot had developed and was holding water against the foundation wall. Build that up, put some seed on it, and done. I think I dawdled and spent 20 minutes on it.
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Old 09-02-2015, 07:27 PM   #27
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....I think I dawdled .....
Now, there is a surprise.
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Old 09-03-2015, 04:17 PM   #28
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Stay calm. First find the water source. Then divert the water source.
If broken pipe. fix it.
Think simple, and do not panic.
Easy for me to say.
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Old 09-03-2015, 06:04 PM   #29
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+1 . Some people freak out and get the walls dug out and coated when all they need is a load of dirt to return the slope near the foundation where the back fill has settled. That and some down spout extensions.
+1
We had both structural and drainage issues. After the structural issues were fixed, but the foundation still excavated, I had the opportunity to watch the impact of drainage. I watched as downspouts and drainage were changed. I'd guess 98% of the water was diverted so the drain tiles never had to deal with it.
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Old 09-03-2015, 08:42 PM   #30
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Once repaired, is this a "defect" that has to be disclosed to prospective buyers? Last time we spoke to a real estate agent, she was very emphatic about the need to "disclose" or be sued.


10 yrs ago we sold a house. The foundation had settled in one corner about 6 inches. We had the city building inspector out, an local architect , and had soil surveys done. Nobody could tell us why it happened. We had the foundation jacked up on pilings. This was a very expensive proposition, around $25k. Point is, when we went to sell I asked both my RE agent and our attorney about disclosure. They both told me that if the problem was fixed, there was no longer an existing defect. No disclosure was required nor recommended. We took their advice and 10 yrs after the sale...... no issues arose from it.


YMMV. Laws change from state to state and over the years. When you sell, I'd recommend you ask your attorney for advise.
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Old 09-04-2015, 07:41 AM   #31
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+1

A sump pump not running frequently enough (or at all) can cause the water table to rise under the middle of the basement floor. Check the sump pit, many will normally have some water in them all the time, it's the level that's important as well as that the pump is operational.
+2 this is my thought as well. Also, if you don't have a curtain drain running to the sump pit, something like that may be needed to relieve pressure from other parts of the basement.
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