Post # 1
Does anyone have any experience with leaky basements? The house we will be buying has water in the basement. We believe the water is coming through a crack in the floor. I’ve never lived in a house with a basement, so I have no idea what to expect in terms of cost of repair. Would I need to call a basement specialist, or would a general contractor be a good option?
Post # 2
Have you already bought the house? Did you get it inspected? The inspector would be able to provide some clarity on that, and the source, as well as probably a ballpark for cost. That kind of stuff can be very expensive to fix.
FH and I get puddles in our basement, but we just need to regrade our lawn so the water runs away from the house.
Post # 3
If it is coming through a crack in the floor, you need to have the weeping tile inspected and fixed, and possibly install a sump pump.
Our house’s basement the water comes through a crack in the wall and we have to dig down around the outside of the house and install a waterproof membrane around the house. The quotes that we got were for 2 sides of our house and we were quoted around $8,000.
I would call a basement specialist, preferably one that has some kind of guarantee on their work (for example one company that we got a quote from guarantees their work for the duration that you live in the house, and if you sell it the new owners get 5 or 10 years).
Get quotes from multiple companies.
Foundation work can be expensive, but it’s worth it to find someone good and maybe pay a little extra money to have it fixed right the first time.
FI’s stepdad had a nightmare of a time because he just went with someone that was cheap the first time he went to fix his house.
Post # 4
Uhh I wouldn’t buy a house with water in the basement without a quote from a contractor to have it fixed.
Post # 5
Thanks everyone. The house is a foreclosure, and my dad bought it at a really, really good price. It appears to be structurally sound, especially since it is 100 years old and needs very little work besides the basement. After we fix the basement issues we will buy it from my dad for the price he paid.
MrsWhitneyC2015: Thanks for the idea about asking for a guarantee!
somethingbee: Yeah, my fiancé is wondering if the lawn is causing the water to enter the basement. That will be something else to look into.
Post # 6
My parents have had this issue many times. It seems to reoccur for them every few years. One year it was a hole in the wall, and to fix they needed to dig down on the outside of the house to repair it. Another year it was the weeping tiles. It happened again this year, but they haven’t had anyone out to look at it yet.
I haven’t a clue how much it costs to repair, but I can’t imagine it’s very cheap. If you had the money, I’d probably install a sump pump after getting it fixed.
Post # 7
I was going to say ‘RUN! Run far and run fast.’
Since you pops bought it, here is my advice.
Before you do anything else to the house. Get a foundation expert (not a basement expert) that has been in business for a while and has a good BB record. Foundation issues can be ridiculously expensive to fix. Sometimes they are not, but you can’t plan on a cheap fix.(This may be why the house was available at such a low price.) Find out what you options are and the costs associated. Decide if it make sense to put that kind of money in the house.
Post # 8
Be careful… if you ever want to sell this house in the futre you are only going to have 2 options:
1.) Spend thousands and thousands to fix whatever the issue is
2.) Short sale/foreclosure (which you dont want)
I know from experience no one in their right mind is going to buy a house with a leaky basement unless its a super cheap foreclosure that they are planning on fixing up. Wait till it rains, the basement will likely flood.
I was in a situation where I bought a house that didnt realize had sub pump issues (the inspector didnt catch it either) until it started raining and the whole thing kept flooding. I had a couple people come look at it but it cost $$ for them to actually tear things apart and investigate what the issue is.
Post # 9
We have this problem in the rental we are in now… There is no sump pump either. The basement leaks from like 3 different walls… It’s such a shame, but it would cost so much to fix. They would probably need to dig all around the foundation of the house all the way down, fix any holes, waterproof the outside, clean and waterproof the inside…
Post # 10
Thanks everyone! I just now saw the new responses. The quote from a basement person is $9,000 to waterproof/install sump pump/drain. The company offers a lifetime warranty, so that’s encouraging. This property was an incredibly cheap foreclosure (under $30K), so putting $9,000 extra still makes this property way less money than other properties. That is a good call about getting a foundation person to come look at it. The house seems really solid, so hopefully there’s no problems there.