Water in your Home or Basement?
It is that time of year in Toronto where we are changing from rain to snow to freezing rain in no particular order it seems. With Spring on the eventual horizon it seems like there is no better time to talk about strategies to prevent water from getting into your home.
We had a lot of inquiries about different issues that allow water to get into a home so here is the list of them, plus the solutions to each of them so that you can better prepare/prevent future water damage in your home.
Problem #1: Water back up from the City Drains
When there is a high volume of raining or thawing, an overloading of the municipal drains is a common issue in many neighbourhoods. For some unlucky home owners there is a possibility that this water can back up into their basement due to the water level in the drains being so high.
Solution: Install a Back Water Valve
The City of Toronto has a program called The Toronto Basement Flooding Protection Subsidy, which allows residents to get a back water valve installed on their basement drain connection to the city. The subsidy covers up to 80% of the invoiced cost up to a maximum of $1,250 of the supply and install cost of a back water valve. These valves work in the following way:
Not only can a back water valve give you peace of mind knowing that your basement won’t flood, it can help reduce home insurance which is an added bonus!
Problem #2: Water Infiltration through my Foundation/basement walls
Solution: Two steps - prevent water pooling near the foundation and then (if there is still water infiltration) waterproof and add a sump pump
The answer to this problem is a multi-step one. If you can avoid waterproofing your foundation we recommend that you do, since it costs quite a bit of money (especially if the basement is finished).
Step 1: Focus on Flow Path from Eavestrough to Downspout
First, focus on ensuring that all of the water that accumulates into your gutters from rainfall or thawing are able to follow a path that sends it away from the foundation. Many times the reason pooling happens (and thus water infiltration) is because the gutters and downspouts are filled with debris and are overflowing. To prevent this you can either regularly clean them out with a regular maintenance program or install some level of leaf guards to prevent leaves from clogging the flow path of water. Remember, not all leaf guards are created equally and some require professional install.
If you decide to regularly clean out your eavestroughs, remember that the drop outlet and elbows (see below) are the most common areas for leaves and other debris to collect. Check these areas regularly for any blockages. Especially for the elbows, it will be important to open up these areas with a screwdriver/drill and physically clear out any debris that has accumulated.
In either option, make sure that you are regularly checking on the status of your eavestroughs and downspouts and always look for unwanted leaks! Remember, if the water is seen anywhere but the discharge of the downspout you likely have a blockage!
Ensure that the downspout diverts water far enough away from the foundation
Another consideration is the length that the downspout runs away from the foundation of your home. Make sure that it is far enough away so that there is no pooling near your foundation.
Ensure that your property grade is away from the house!
The last consideration in step 1 is to ensure that there are no areas of your property that are graded towards your home’s foundation! It sounds obvious but if there are areas of ground that slope towards the foundation make sure you build them up so that the path of water flow is away from the home. Water travels downhill after all!
Step 2: If you are still getting water after you look at all causes in step 1, it might be time for water proofing.
If you are at wits end because you are still experiencing water in your basement after following everything in step one, it might be time for waterproofing of your foundation.
Waterproofing is the act of wrapping your foundation with a layer of water-impenetrable material that prevents water from entering through your home’s foundation. You can either waterproof internally or externally, so contact BVM Contracting to determine which option is right for you!
When you waterproof your home it is sometimes accompanied with adding a sump pump, which is also a part of the The Toronto Basement Flooding Protection Subsidy Program and offers a subsidy of 80% of the invoiced amount for supply and install, up to $1,750. The reason a sump pump is important is it allows any water that pools under the foundation/footings of the home to be discharged outside to prevent any damage or water issues to the basement floor (see below diagram).
Problem #3: Insufficient sealing or caulking around windows and doors
Solution: seal or caulk all windows and doors
When you complete any substantial renovations to your home (like upgrading windows and doors) it is imperative that they all get caulked with an exterior caulking in order to prevent water infiltration. It sounds simple but it is a regularly missed item that ends up causing a lot of damage to the interior walls of a home (i.e. drywall replacement, mold, etc.).
In summary, it is important that you regularly check and maintain your eavetroughs and downspouts to ensure that water doesn’t pool near your foundation, if you can make the investment in a back water valve and sump pump, and check your windows and doors to ensure that they are properly sealed. Hopefully you can divert your water away from your foundation enough to avoid having to waterproof, as that is a large expense.
All-in-all, reducing the likelihood of any water damage in your home will reduce your home insurance and will lead to a better functioning home. It is in your best interest to regularly check for any signs of potential water infiltration around your home in order to avoid the mess of water in your home all together!
ABOUT BVM CONTRACTING
BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.
Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.
To learn more about our offering by visiting our services page.