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Basement Leak & Rotten Wood Replacement.

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  • Sep 27th, 2017 8:16 pm
Newbie
Jan 8, 2016
75 posts
6 upvotes
Mississauga

Basement Leak & Rotten Wood Replacement.

Experts, I bought a house last year and upon further closer look at the basement(thanks to my agent's home inspection guy, who did nothing), I found some traces of water in the insulation. I tear off the insulation and found no further leakages even during the recent rains. I found another issue when I removed the insulation near the common wall between my & my neighbours,(where the dryer vent is located) I found a rotten wood(small section) and it's still wet. I am thinking that water is some how getting trapped near the outside bed of basement (as shown in the pic) and causing the issue. My neighbour's backyard concrete slab is higher than my concrete level, which is included towards the stones. Hence, I have the suspicion. I am attaching the photos for your reference. Please provide your advise and let me know if there is any good basement leak repair guys in Brampton area.
Images
  • Inside- Basement.jpg
  • outside.jpg
  • Outside1.jpg
16 replies
Deal Guru
Feb 9, 2006
13378 posts
8308 upvotes
Brampton
According to the pictures the wood is above the sill. The wood is at the same level where the dryer duct is So that water isn't coming from where you suspect, which is lower.

Unless for some reason the dryer vent turns up and out inside the wall

Check to see how well sealed the vent is and if there's a leak there. I'm having a hard time orienting mysef to your pictures but another potential leak point is that window.
Deal Addict
Apr 22, 2014
3097 posts
474 upvotes
Oshawa, ON
Leak is in area to the right of dryer vent (viewed from outside). I wonder if that concrete pad is sloping towards the house and it's coming in behind the steps and creeping to the left?
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Deal Expert
User avatar
Jun 12, 2007
20807 posts
6623 upvotes
London
Water is leaking where the brickwork meets the foundation wall.

It's likely because the concrete patio level (under the doorway) is higher that the joint between brickwork and the foundation wall.
Newbie
Jan 8, 2016
75 posts
6 upvotes
Mississauga
Thanks Tebore.. as Eldeejay mentioned, I suspect that the issue is due to concrete block being inclined towards the left side of the house.
Newbie
Jan 8, 2016
75 posts
6 upvotes
Mississauga
l69norm wrote: Water is leaking where the brickwork meets the foundation wall.

It's likely because the concrete patio level (under the doorway) is higher that the joint between brickwork and the foundation wall.
Thanks for the update. I am calling the basement repairs guys to get the quote and the solution. Hopefully, it shouldn't be too much cost. Any idea appx. cost to repair the issue. Does insurance cover these expenses. Please let me know.
Deal Guru
Feb 9, 2006
13378 posts
8308 upvotes
Brampton
l69norm wrote: Water is leaking where the brickwork meets the foundation wall.

It's likely because the concrete patio level (under the doorway) is higher that the joint between brickwork and the foundation wall.
This^^ is most likely the cause.
Newbie
Jan 8, 2016
75 posts
6 upvotes
Mississauga
tebore wrote: This^^ is most likely the cause.
Hi, today I went outside and removed the stones and see water there.Some how, this water is seeping through the sill and made the wood, that was above the sill, rotten. Called one basement crack repair guy and he said he can only do repairs for the below grade cracks. Since the leak is above grade, he won't do it. Is there anyone in Brampton that could do the repair. And how much does it cost to fix the problem. Please let me know.
Deal Fanatic
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Oct 19, 2008
7407 posts
2998 upvotes
Whitby
l69norm wrote: Water is leaking where the brickwork meets the foundation wall.
It's likely because the concrete patio level (under the doorway) is higher that the joint between brickwork and the foundation wall.
I agree, the water entry is where brickwork meets the foundation....don't think its caused by the concrete patio though. If I were on this job (or the OP) I would take a hose and see if water runs off the patio to the stone as it should. I suspect the weeping hole at bottom of the brick is clogged up and/or the housewrap behind brick is compromised in that area.
Probably best to approach this eliminating both possibilities, run water slowly into the wall from a weeping hole above that area and see if its shed properly running out the bottom or makes the wood inside wetter visibly. Then do same with a hose running water on concrete patio.
If the wall system is the prob its a tricky fix, do not let someone run a drill bit in the brick slot, don't want to add to issue by tearing more of the house wrap.
I've built a lot of decks and always careful with ledger board, water entry and maintain weeping holes. More than once I've cleared debris from a weeping hole in brick and water has come out on a day it wasn't even raining.
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Oct 19, 2008
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Whitby
B2redflag wrote: Hi, today I went outside and removed the stones and see water there.Some how, this water is seeping through the sill and made the wood, that was above the sill, rotten.
The water should run off the patio to that stone area and then away from the house. Those stones are below where the bricks meet the foundation, that isn't the cause of sill plate getting wet....its well under it.
Deal Expert
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Dec 26, 2005
17068 posts
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Thornhill
There should be a larger height difference between the patio stones and the brickwork. I'm surprised the leak isn't worse, especially when accumulating snow melts. Or even during freeze/thaw - the brick could even get damaged. Unless this area is shoveled all the time?

bjl
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Newbie
Jan 8, 2016
75 posts
6 upvotes
Mississauga
Thank you all. Called up basement repair specialists for a quote, and everyone concluded that same observation that the possibility of water/dampness leakage is from one of the vents that weren't sealed off properly. I just re-caulked all the vents however the source of the issue is still remains to be found. One observation I have noticed is that when the dryer is one, the surrounding brick area around the dryer vent is becoming wet. Can I apply some hydraulic cement around the bricks to prevent moisture being observed inside. please let me know your thoughts.
Sr. Member
User avatar
Aug 23, 2006
598 posts
9 upvotes
Brampton
could be a leak.
a contractor must review the project for you.
either the waterproofing can be done from outside or inside.
i got mine done from inside $1100.
waterproofing from outside will be around 4000-4500
since it has a concrete pad.
Deal Guru
Feb 4, 2015
10331 posts
6697 upvotes
Canada, Eh!!
Clean out your dryer lint [in dryer, at bottom of dryer where flexible hose connected and flexible hose].

Ideally have solid metal dryer duct or perhaps semi rigid metal.

Do your clothes dry well and quickly?

Any wetness on flexible dryer duct hose?

Check all weeping holes and check where brick meets concrete.

Long shot but where water shows inside house not always where it is coming from outside. Mix some food colouring in small bucket with different colours and pour water in different spots.

I really thought it would be vent sealing... I had removed some broken brittle flaps from vents on back of house [and not replaced] and over time water came in and now have nice yellow spots on kitchen ceiling. Don't know why builder did not grade exhaust between floors to slope outside of house.

Pls update.
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Newbie
Jan 8, 2016
75 posts
6 upvotes
Mississauga
Somehow, i am able to udentify the issue and put a seal beteeen the comcrete patio and the brick/concrete joint. However, my biggest problem now is to how to replace the rotten wood as i dont want to keep it the same as it is now and the ants have damaged the wood and the underneath wrap upto some extent. Is it better to consult any structural engineers opinion to fix the problem as it could lead to porrntial issues with the structure of the hosue and its a semi detached. Any references in Brampton area,please advise. Photos are attached
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Deal Fanatic
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Jan 6, 2002
6834 posts
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Toronto
B2redflag wrote: Somehow, i am able to udentify the issue and put a seal beteeen the comcrete patio and the brick/concrete joint. However, my biggest problem now is to how to replace the rotten wood as i dont want to keep it the same as it is now and the ants have damaged the wood and the underneath wrap upto some extent. Is it better to consult any structural engineers opinion to fix the problem as it could lead to porrntial issues with the structure of the hosue and its a semi detached. Any references in Brampton area,please advise. Photos are attached
Based on what I see in the pictures, if you are confident you have corrected the source of water, then I wouldn't worry about the damage. It does not appear to be structural right where the rot is. I would leave it as is except for filling in with wood filler/similar (and then fix up the VB/insulation again after it is dried out.)
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Newbie
Jan 8, 2016
75 posts
6 upvotes
Mississauga
hoob wrote: Based on what I see in the pictures, if you are confident you have corrected the source of water, then I wouldn't worry about the damage. It does not appear to be structural right where the rot is. I would leave it as is except for filling in with wood filler/similar (and then fix up the VB/insulation again after it is dried out.)
Thanks Hoob for the advise. I have some Home Depot employees, and they also concur with your suggestion but at the same time advised me to go for long term fix. Hence, I posted the question. To be frank, it's causing me unnecessary tensions to me and to avoid it, I wanted to go for a fix. :-)

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