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Basement Water in Old House

We have probably a 1920's house, and as you can imagine, the concrete floor has cracks (floor is tiled with old linoleum tiles), and the intersection of the walls and floor typically begin seeping water when we have 2+ inches or more in a 24-48 hour period. On one corner of the house is a sump, which has some old drain tiles draining into it. Only one drain tile has any water movement thru it. I  suspect they have gotten cloged throughout the years... The seepage is literally, from around most of the entire foundation, but particularly, on the opposite side/corner of the basement from the sump.

Would adding another sump on the opposite side help reduce the ground water pressure under the floor to prevent the water from coming up thru the cracks around the rest of the basement? The house footprint is 26'x44'.

Fortunately, we don't store anything that could get wet down there, but never the less, having to wet vac the water out on those heavy rain periods here in Iowa can be a pain!

Any suggestions would be greatly appreciated!

Rick Smith (Waterloo, IA)

P.S.  The down spouts on the house drain thru drain tile I buried (after buying the house) to run the water more than 15ft away, and the foundation dirt is sloping away.. we have a 18x18 deck on one side which I cannot tell the drainage beneath it, dut to it basically being flush with the ground.

Our Answer

Rick, sorry to hear about your wet basement problems!  I will tell you that you are in very good company as this is one of the most common questions we are asked about.
While frustrating, there are simple solutions.  For starters, please review these articles:  Basement Waterproofing Tips and Wet Basement Solutions.
Based on what you have said above I am 100% confident that your problem is being cause by poor exterior drainage.  When a basement leaks after a heavy rain, it is NEVER a rising water table, which is the ONLY time you need a subsurface drainage system.  So, you do not need to add a second sump pump.  What you probably do need to do first is carefully, and I mean very carefully, make absolutely sure that not a DROP of water from your gutter system is leaking out of those drain pipes any closer than the 15 feet away you ran those extensions.  Also check to be sure the gutters are capturing all run-off especially during periods of heavy rain when gutters can become overwhelmed.  Secondly, looking at the photo, which the home is up on a berm, I'm not sure that the perimeter soil slope away for the first 4 feet from the foundation.  That "backfill zone" must slope away about 6 inches over 4 feet to keep the soil around the home dry.

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tankless water heaters

Is Electric Tankless Water Heater a Good Option?

Hi, have a 34-year-old oil water heater.  We are starting to see sediment in the hot water and I'd eventually want to switch from oil to gas, which is accessible.  Financially, we want to put that job off a few years and to to get an oil water heater now and then switch to gas in a few years seems wasteful.  My thought was to get an electric tankless water heater now and switch the heat and kitchen to gas when we can afford it.  My basement is also very small, so tankless will provide additional room.  The house has one and a half baths and four bedrooms. Does electric tankless make sense and how do you decide what size the tankless must be to provide the right amount of how water?

Our Answer

Since you have a very old water heater, it's smart to replace it now before it starts to leak. If you wait and it does leak, you're going to be facing an emergency repair, which can cost a heck of a lot more!

It's not a great idea to install an electric tankless water heater, but I don't think you'll really need one.  It seems like you think that you need to convert the entire house to gas heat when adding a water heater. In our experience, gas utilities will run the gas line to your house if you agree to hook it up to one appliance, like a water heater!

Given that, your best bet is to have the line run to your house and replace the old oil water heater right now.

By the way, electric tankless water heaters are not efficient and would be a very poor choice. They can't be compared in any way shape or form with a gas tankless water heater. Once the gas line is run, you can decide if you'd like to install a gas tankless water heater, or the more old fashion tank-style water heater.

If you do decide to stay with electric your best option would be an electric heat pump water heater. These are much more efficient than standard water heaters and have come down in price.

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Wallpaper: Trendy or Outdated?

I like the look of wallpaper, but I am concerned that it will make my home look dated. Is there a current and stylish way to use wallpaper without making my home look like it's stuck in the 80's?

Our Answer

The short answer is: yes!  Always a favorite for its versatility, variety, and suitability for just about any room, wallpaper has only improved in terms of cost efficiency and application ease. Choose from inexpensive pre-pasted and easy-change varieties, and go for texture and pattern.  But remember that a little goes a long way.  Use wall paper in small doses, for example to line the back of a book shelf or built in wall unit.  Or frame out an area of your wall with trim and wall paper JUST the inside of that frame.  Or use an interesting pattern on just one wall of the room.  Busy patterns can make a room look smaller if the whole space is papered.

Another option is a full-wall mural.  They are back in vogue again, and thanks to digital technologies, photographic vistas are all the more alluring.  Nature scapes are perfect for kid’s rooms and spaces that connect to the outdoors – like a sunroom.

This is certainly a DIY project.  But one way you can make it easier on yourself is by using the right tools.  The Skil Power Cutter is a very versatile tool that can be used again and again for dozens of projects and chores at home.  You can cut through wallpaper, vinyl flooring, vinyl siding, carpet or carpet padding and dozens of other materials for your home improvement projects.  The bonus is it can also be a go-to cutter for all of your household jobs too – it cuts through denim, leather, cardstock, old credit cards – and that frustrating clamshell packaging!  With powerful lithium ion technology, and an auto sharp blade system, Skil’s lightweight power cutter will soon become your favorite tool too.

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Bathroom Remodel | Smaller Bedroom vs. Larger Bath

Hi, I have a nice L shaped master bedroom with this tiny master bath and a normal size closet for an old house. We are talking about extending the bathroom straight across the room and moving the closet on the other side of the new bathroom. This would downsize the bedroom space significantly, but would still fit a king sized bed, night stand and one dresser. Would this hurt the value of our home when we go to sell or would it be a positive change?
Thanks,

Kelsey.

Our Answer

That's a great question.  Home buyers appreciate both, and I suspect it will come down to personal preferences.  I don't like the idea of cutting into an otherwise roomy master bedroom, and would fully evaluate what changes might be made to remodel the bath without taking away from the master bedroom.

How important is that bathroom closet? Instead of pushing it to the master, you might consider simply adding an armoire to that space for additional storage.  Also, you should consider working with a CKBD, a Certified Kitchen & Bath Designer, who may have other ideas on how to make the most of the space you have.

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air conditioning leak, condensation, insulation

Air Conditioning Ducts Leaking Water: Prevent Condensation

I have a leak from my ceiling in my hallway.  Last fall I had two plumbers come out to diagnose the problem and neither could find a leak.  The last plumber suggested that I call an air duct contractor as there was a drip from the air duct pipe leading from my dryer to the outside.  My home was built in the 50’s.  The washer/dryer sits behind bifold doors in the hallway.  The pipe from the dryer runs up the back wall of the dryer and across the ceiling to the back.  The a /c unit sits next to the dryer.  The air duct contractor removed and replaced the rusted out air duct pipe.  Then just a couple months ago the drip started again just as it did before.  I called the air duct contractor but the air duct pipe was fine.  He suggested that the air duct pipe and the a/c pipe were too close together and the heat and cold were causing condensation to build in the air duct which then dripped.  To help resolve it he wrapped insulation around the a/c pipe.   All was well until one day I heard this swish-sound.  I went into my hallway and there was a puddle of water on the floor and the insulation was sticking out of the hole that I originally cut in my ceiling when I was trying to figure out what the problem was.    Do you have any suggestions.  Thank you.

Our Answer

Thanks for all the details.  From your description, this does seem to fit the pattern of a condensation leak caused by warm, humid air striking the cold air conditioning ducts.  The fact that your dryer exhaust runs so close to this could also be related, especially if any of that very warm and humid exhaust is leaking out along the way.

The solution is simple and complicated at the same time.  If you have access to this attic space, you can insulate the ducts, which I know you tried.  However, you need to use a duct insulation that has a built-in vapor retarder, such as this Johns Manville Duct Insulation product.  Plus, you need to insulate ALL the ducts because condensation can form anywhere and run to the lowest spot to leak out.  Lastly, its important that you seal all the seams in the insulation with silver foil tape (NOT "duct" tape! It will dry out and fall off)

In addition, it may help if you improved the attic ventilation.  While the relative humidity would go unchanged, more air movement in the attic might increase evaporation a result in less accumulation of moisture on the ducts.

 

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Shelving

Why do I have Moisture on Basement Support Beams?

There are small moisture spots on the steel support beams in my basement. I could be wrong but to me it seems like they originate from the inside of the beams. I tried priming and painting them with Rust-Oleum oil based primer and paint. After that didn’t work I tried again using the primer for rusty metal with another coat of paint. I don’t get water into my basement and I run a dehumidifier during the summer. Can you tell me what is causing them and what do I do? Thanks!   I always learning something from your show!

Our Answer

Water leaking from inside a steel beam?  Now THAT would be quite a trick!  The problem is actually a lot simpler./  What you are sein is simply condensation.  The basement air is damp, and the steel beam cold.  As that warmer, moist air strikes the beam, it release moisture which condenses on the beams surface, ultimately showing up as drips that could appear likes it coming right out of the beam!

The solution is to reduce that humidity. A dehumidifier is one approach, but there are many other things I'd do before that.  Primarily, you need to reduce the volume of water that is close to your foundation outside, by carefully and methodically extending downspouts, keeping the gutters clean and regrading the foundation perimeter if necessary. Follow the advice in our post about how to stop a leaking basement. Even though your basement isn't leaking, the very same principles apply.

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fixing kitchen cabinets

Converting from Electric Range to Gas Range

I want to convert my electric range to a gas range, but when the men came to connect the gas, they told me they could not because the local code requires 18" clearance from the top of the countertops to the bottom of the upper cabinets. Our clearance measured 17 1/4".

My options appear to be:

  1. Cancel the project
  2. Raise the upper cabinets 1" higher
  3. Saw 3/4" off the bottom of the upper cabinets
  4. Saw 3/4" off the top of the lower cabinets when replacing the laminate countertops with granite.
  5. Others?

I would also need to hire an electrician to install a 110v electrical outlet.  I have a gas water heater and fireplace. I was told that hooking up the gas line could cost up to $1200.  Is this project worth pursuing?

What is the best option that is not going to break my wallet?

Our Answer

Well, it's true you need 18 inches of clearance, but that only for the cabinet directly above the range. In most wall cabinet layouts, the cabinet above the range is 15 inches tall and the remainder are 30 inches tall.  The quick fix is to remove the range cabinet, and move it up 1 inch and then reattach it.

If you are concerned that the top of the cabinets no longer lineup, then add a strip of molding across the entire run to cover the irregularity. This post offers more options for improving your kitchen cabinets

This also mean your range cabinet doors will be higher than those on cabinets ot the left of right, but you can move those hinges down a bit and raise the hinges for doors on the adjoining cabinets to make the difference less obvious.

As for costs, since you already have gas appliances, $1,200 sounds very expensive for running an existing gas line to that appliance.

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woodshop, tools

Transform Dirt Floor Barn into Woodshop

We have an old barn  that is about 30 x 40 feet in western Massachusetts. The first floor of the barn is open and has granite footings under the the posts. There is currently a dirt floor, but we want to make the bottom level of the barn the woodshop and are wondering if it would work to pour a concrete slab or if there is better option for transforming the space into a usable shop.

Our Answer

Your barn sounds like a great space for a woodshop.  A concrete floor would probably make the most sense. Since the building is self supporting, the floor will have no structural purpose so would not need to be any thicker than around 6 inches or so.  To make sure the slab doesn't crack, I'd be sure to use a good quality mason.  Preparing the grade and stone base is key, as is being sure its tamped down to eliminate any settlement under the slab.  Wire reinforcement will also be needed.  And given that you are in Massachusetts, I'd also insulate under the slab to make it a bit more comfortable to work on in colder weather.

Also, plan to apply an epoxy floor paint after it is complete, so that the slab is easy to sweep and keep clean.  And think about whether you might want to run wiring for present or future tool, outlets or other electrical connections, and have an electrician prewire the floor before the slab is poured.

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Remove Greasy Smoke Stains from Wood Cabinets

I have extremely greasy smoke-stained cabinets (previous owners were smokers).  I have tried every cabinet cleaner on them without any progress. I want to try TSP on it but I am worried it will take off the finish. Do you have any suggestions for heavy duty cleaner that won’t harm the cabinets?

Our Answer

I don't think that TSP will remove wood finish, but I'd test it to be sure.  Remove a door or cabinet drawer, mix up a weak solution of TSP and warm water, and see how well it works.  Just dont let the wood get excessively wet or it may warp.

If you've not tried it yet, Murphy's Oil Soap is also an option. It's very well regarded as a furniture cleaner and highly rated on Amazon.

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Plumbing Blasting Hot Water

Hi, I'm getting sudden bursts of very hot water in the middle of a shower. I have a gas water heater. The pilot light is on. Any ideas why this is happening?

Thank you!

Our Answer

This can be an unsafe situation to have a sudden burst of very hot water in the middle of a shower, and you need to have a licensed and insured master plumber check this out as soon as possible. Do not use the shower until this problem is resolved. It could be an issue with your water heater and/or mixing valve, or the way your system is set up. Either way, it needs to be handled by a professional plumbing company in your area.

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Harness Solar Energy

I live in a southwest facing manufactured home w/ little(no) shade in the front yard. The sun bakes the paint off my front door even in the winter. Does anyone have any low cost, doable ideas for how to harness this solar energy ? I feel like I could heat all 2000 sq. ft. of my home with it if I could.

Our Answer

Amy, there are lots ands lots of ways to harness the sun.  Here are a few articles we've done to get you started:

Be sure you check with your utility company as well as state or local renewable energy office to find out what rebates may be available as well. There are many programs that can help reduce the costs of the installation.

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plumbing clogs

Copper Pipe Leaks: Stresses Contribute to Wear and Tear of Plumbing System

Can copper pipe leaks develop even where there's been no stress on the plumbing? My 30-year-old townhouse has copper pipes and I noticed a wet spot in the basement ceiling. I got the ladder out and peered up into the ceiling from the work room (I could see the pipes going around the area of the wet spot from there), and spotted a slow drip coming from the elbow joint of one of the pipes. The thing is, this is in a part of the house that would have not outside stresses on it, like temperature swings, movement, etc. Before I rip open the ceiling and get out the torch to start sweating one elbow joint, which is not a problem for my skills, I want to make sure it isn't something bigger that's beyond my skills and more expensive.

Our Answer

While it seems that your dripping pipe may have no stress on it, that's not completely true. Plumbing systems are constantly subjected to stresses that, while they may not be obvious, certainly can contribute to the wear and tear factor and lead to the copper pipe leaks you're experiencing. Here are examples of the stresses that can cause leaks.

  • Expansion/contraction: If this is a hot water pipe (or next to one), it is constantly expanding and contracting due to the changing water temperature. Even if it is a cold water pipe, going from room temperature to ground-temperature cold causes the pipe to move. While this is not an issue mid-span in the pipes, the elbows and other joints can find this particularly stressful as a section of the pipe joint moves at a slightly different rate.
  • Abrasion: While it's hard to think of water as an abrasive, it most certainly can cause erosive effects, including copper pipe leaks. Think of the power of a pressure washer, for example. While extreme, this shows you just how abrasive water can become. At lower flows and lower volumes, water, over time, can erode sections of pipes and joints and cause leaks. Have you ever seen a copper downspout? The next time you do, look at the elbows and you'll see how simple rainwater can erode holes in this soft metal.
  • Water hammer: Water weighs about eight pounds per gallon. When a faucet is opened, the water rushes forward in the pipe, building up a kinetic force. When the valve is closed, that mass of water screeches to a stop, sometimes shaking the pipes. This is generally referred to as water hammer and, while unusual, can on occasion break a pipe joint free.
  • Pinhole leaks: Pinhole leaks are believed to be caused by the corrosive chemical reaction between water and some copper pipes, and can also cause leaks.

So as you see, there are actually quite a number of things that can put stress on your plumbing system and lead to copper pipe leaks. If you can handle the repair, open the ceiling and make it. Just be darn careful with that blowtorch!

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finish floor of yankee basement

Basement Waterproofing Rip-offs: Beware of Waterproofing Contractors and Their Expensive Solutions

My question is about basement waterproofers. I have a problem with my basement flooding, and a waterproofing company charged me $14,219 to correct it. Two of that firm's inspectors insisted that underground water was being forced up into the cellar via hydrostatic pressure and only a French drain would correct it. So the basement waterproofers installed a long, deep ditch running alongside the interior of the home's foundation walls. In turn, that graded ditch was supposed to gravity-feed rising water into two underground electric pumps (at opposite ends of the basement) and eventually pump incoming water into the city sewer system.

On the other hand, I felt the water was coming from the surrounding earth through a rather thin foundation wall, and slowly running down into the cellar doorway. Now it seems that I was correct. The basement waterproofing company is stalling, wanting to take photos and "brainstorm" their next move. Do you have any suggestions about how to deal with these basement waterproofers?

Our Answer

This scam is common to so-called basement waterproofers, and unfortunately, it sounds like you've been taken in. These snake-oil salesmen use high-pressure sales tactics and scary words like hydrostatic pressure to push consumers into hiring them for expensive and almost always unnecessary repairs.

Let's examine the claim that forms the basis for the frightening prospect these basement waterproofers pose, which is that your home will collapse from the pressure of the water against its basement walls. In order for any water on the outside of your foundation to get to the drains they carve into your basement floor, the water has to run against the foundation walls and then leak either through the walls or under the footing below the walls. Hence, your foundation walls are subjected to the very same hydrostatic pressure either with or without the basement waterproofers' fourteen-thousand-dollar solution.

Had these basement waterproofers been more honest and impartial with the diagnosis of your basement leakage problem, they would have examined your exterior drainage conditions. As you correctly point out, basement waterproofing has more to do with the condition of the surrounding soil and, more importantly, the functionality of the gutter system on your roof  than any subsurface drainage system does. The type of system they installed is needed only when the problem can be traced to a rising underground water table. This is rarely the case and is easy to spot. If your basement leaks are consistent with rainfall or snow melt, the problem is not a water table but a drainage issue that can easily be corrected without spending a pile of cash.

My advice is to speak to an attorney.  You may be able to sue the waterproofing contractor for not correcting the problem and for fraud, which makes you eligible for treble damages. Only through actions like these will mostly disreputable basement waterproofers stop taking advantage of countless victims like yourself.

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Pin Hole Leaks in Copper Pipes

Hi.  I have already fixed two pinhole leaks in my copper pipe, a year ago.  I now have another one.  Before I dig up the slab and my wooden floors again, is there another option?  I was reading about epoxy lining but have yet to see anything on cost.  Last year my plumber said we should sell the house after getting it fixed because it would happen again.

What are the causes of these pinhole leaks?  I've read about chlorine being the culprit.  I am suspicioius about what the current the gas company is putting out there to keep their pipes from rusting.  I wonder if the copper in my slab is working as their cathode?

Are there any suggestions other than digging up my slab to fix the problem, and is there anything I can do to prevent more pin hole leaks?  Thank you!

Our Answer

Check out our step-by-step guide to repairing pinhole leaks in copper pipes.  It presents you with fixes to individual leaks as well as suggestions for more comprehensive solutions.

The cause of these leaks is indeed up for debate, but is widely believed to be the result of a chemical reaction between water and copper - and probably not anything on behalf of your water company.  Good luck!

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pinhole leaks

Pinhole Leaks in Copper Pipes: Repair or Replace?

I recently bought a home and am experiencing a problem with the copper waterlines/pipes corroding from the inside out.  So far the corrosion appears to be limited to just the hot water lines, but I'm afraid to take a look inside the cold water lines.

What's happening is we keep getting pinhole leaks springing up throughout the hot water lines, and when I recently repaired two holes/leaks I looked at the inside of the lines and saw a lot of corrosion which I have never seen or experienced before.

I had a home inspection completed by a professional before I bought and closed on the house, and the inspector identified a leak that the previous owner had to fix prior to the closing.  Is there anything else I can do other than replace the entire waterline system?  Also, is there anything I can do because I feel this was an existing problem that the previous owner knew about?

 

Our Answer

Copper has been used for domestic water piping for over 50 years.  Copper pinhole leaks are a condition that is somewhat newer.  Pinhole leaks in copper pipes form on the inside of copper piping and erode the wall of copper resulting in holes that leak.  Opinions vary on the cause, but many experts believe the corrosion is due to a chemical reaction between the water and the copper.

ToolBase Services, the housing industry's resource for technical information on building products, materials, and new technologies, has found that pitting corrosion can be classified into three types:

  • Type I -Pitting is associated with hard or moderately hard waters with a pH between 7 and 7.8, and it is most likely to occur in cold   water. The pitting is deep and narrow, and results in pipe failure.
  • Type II -Pitting occurs only in certain soft waters, with a pH below 7.2 and occurs rarely in temperatures below 140° F. The pitting that occurs is narrower than in Type I, but still results in pipe failure.
  • Type III -Pitting occurs in cold soft waters having a pH above 8.0. It is a more generalized form of pitting, which tends to be wide and shallow and results in blue water, byproduct releases, or pipe blockage.

For more information, read the complete Toolbase Case Study on pinhole leaks.

Repairing pinhole leaks in copper pipes is done by applying external solder to the holes, by replacing small sections of pipe, or in the worst case scenario, by re-plumbing the entire home. If your problem is severe, I'd recommend you approach this in much the same way as you would if you were suffering from rusted steel plumbing common in homes built from the 1920's on. Repair leaks as they develop. Plan and budget for a major upgrade of the accessible parts of the plumbing system in the near future.  By accessible, I mean those that are visible and accessible from a crawlspace or basement. Replace all the inaccessible pipes only if leaks develop.

That being said, if you ever need to open a wall or ceiling and find copper pipes, never replace the drywall without first replacing the pipes. As for what you should replace the plumbing with, I'd recommend PEX.  PEX is cross-linked Polyethylene and a relatively new type of plumbing pipe that is showing great promise due to it's ease of installation, lower cost and energy saving benefits.  To learn more about repairing pinhole leaks in copper pipes with PEX, visit the Plastic Pipe and Fittings Association (PPFA) website for Pex information.