What's Going On Here?

This is the second one I’ve ever had that has moisture coming through the foundation walls. No cracks, no water flow into sump after recent rains, no moisture through slab. Poor foundation waterproofing? 3 year old new construction home was never occupied.





Are those water stains I see under the window?

If so, it comes in at the window and wicks up the walls.

Drain tile will do nothing for lack of proper flashing or lack window well drainage.

Linas, that looks like condensation more than leaking water, what was the temperature in the basement and the exterior?
Was that sump pump really working indicating high water levels on the exterior of the foundation?:slight_smile:

The foundation was weeping moisture 2 feet up the wall all the way around the entire perimeter, not just at the 2 windows. Studs were wicking up moisture and were saturated. No water marks to indicate basement flooded.

Dew point has been reached. :slight_smile:


The foundation contractor has some ‘splainin’ to do.

Ineffective foundation drainage system.

Temp was 65 outside and about 60 in basement. Basement was not previously flooded Marcel. There were no water stains in furnaces, on stairs or other surfaces that would have had water marks. Out of maybe 600 homes in the last 5 years, this is the second one I’ve seen like this. If it is condensation, why don’t I see it more often and why?

That’s what I figured. But this is a bank owned new construction. No one to do the splainin’:stuck_out_tongue: Was $1.5 mil. in 2008. On the market today for $750k…as is.

So if I looked at all the unfinished basements in this neighborhood, they would all be condensing like this??

Can only speculate on that one Linas, I have seen that only a few times myself. Could be lack of underslab vapor barrier, high water table is high on the outside of the wall, and humidity is very high in the basement.
Ventilation is a must to see if it dries out. Usually does when fans are added to circulate the air and windows open.

With high humidity, sometimes the temparature differnce is not much to create the condensation. :slight_smile:

If the water table is high, why isn’t the water flowing into the sump pit? We had over an inch of rain yesterday and there was no water running into the sump pit. The basement was about 3000 sf and had 1 sump pump.

A lot of variables, does the sump pit control the underslab underdrainage or does it have only the exterior of the wall?

Is the exterior drainage blocked allowing the water to rise on the exterior of the foundation, and if no cracks to allow the water to leak in, this would reduce the temperature differential enough to cause condensation dependent on the humidity and temperature on the outside.
The under slab vapor barrier could have been left out.

It is very common to see condensation in one basement up here and not on the other, because none are built in the same way causing all these variables.

Any cleanouts to verify that the underdrain system works?

This is a very difficult one to pin point.
I would document what I see at this point, and recommend a specialist in foundation evaluations. :slight_smile:

Is the lot drainage as bad as it looks in the first pic?

It looks like the driveway slopes down to the garage a bit.

I had one like this years ago.
Person could not keep the humidity down in the basement .
No water in the sump Ran a dehumidifier constant to help lower the humidity.
He heard me on the Radio and called me .
The homes where on a very flat area with the Rock down about 4 feet so water did not drain very good .
I suggested an out side well next to the foundation and pump the water away from the home 150 feet ( he had a huge lot ) all the homes where very expensive .
I met him 5 months later and said to me How happy he was and no one else had been able to help him and His neighbor was also very happy as his high humidity was also gone away … Roy

Linas, this link here seems to say what I was trying to say, except better.



The 3rd picture shows the water coming in at the corner and angling down as you get farther from the corner.

Bruce, that might be due to the shallower grade at the exterior looking out the window.
Shallower grade, the dirt is warmer and the concrete is warmer, thus showing the slump line in the moisture level. :):smiley:


The lot appears to be nearly flat and has poor drainage so a high water table may be the issue. I have a few questions:

  • Are the gutters and perimeter surface drainage is good?
  • Is there an external footing drain and if so does it daylight or is it tied into the sump pit?
  • Where does the sump drain to?
  • Can you dig down and verify if there is any damp proofing?
  • If it does have a high water table then it would need to be water proofed in lieu of damp proof.

One last comment, some building sites are not suitable for basements.

With the yard being that flat and no foundation drains would cause this.

It looks like he backfilled with heavy soils, lower down, and they saturate and release water slowly…just a thought.