I recently purchased a house that has a garage situated about 4 feet below ground, and I've noticed signs of persistent water intrusion there. The garage has a musty smell, and while I suspect the previous owners didn't maintain it properly, I'm trying to pinpoint the exact cause. I initially thought the gutters might have been clogged, which could have caused water to overflow, but we've cleaned them out recently. However, since I haven't moved in yet, it's tough to tell if the problem has improved. The weather's been quite humid and rainy, but I haven't observed any visible water or wetness so far. I'm curious why water is appearing only at the footer if it's originating from above—could it be due to drain tile failure or hydrostatic pressure? There's also a potential grading issue, with the ground sloping slightly toward the house where the eaves extend. I have a few options I'm considering: grading the yard, installing a French drain, fixing the drain tile, or applying a waterproofing membrane. I'd really like to avoid adding a sump pump. I'd appreciate any insights on this!
3 Answers
To keep water out, you really need to address it from the outside. Hydrostatic pressure is likely pushing through any interior barriers you might think would help, like coatings. Installing a French drain outside and ensuring proper grading so that water doesn’t pool against the foundation is definitely the best route.
It sounds like you’re on the right track with your thinking! Just make sure your assumptions are correct—like whether water at the footer could completely rule out a surface issue. No one wants to overlook a simple fix, especially if you're new to dealing with leaks and groundwater.
I guess so! But just to be sure, you might want to verify if your assumption about the source of water is solid. Getting a second opinion can really help clarify things.
I agree with the focus on grading and drain tile. If your downspouts drain into the drain tile, that's a plus. Make sure to dig down along your foundation and slope it away to divert water effectively. Using high-density foam at the bottom with drain tile can give a good setup. Just ensure the exit drains away from your house! Although, keep in mind that depending on your land and water table, you might need to install a sump system down the line.
Thanks for the advice! My downspouts do go into a drainage easement, so at least that's set. What kind of foam are you mentioning? I haven’t seen anyone use it like that before.
Exactly! I wouldn’t recommend any coatings either. Maybe an exterior waterproofing membrane should be in place on the wall to help prevent this? If there's an issue there, that could explain why you only see water at the footer.