The Money Pit
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Wet Basement: House Foundation Deteriorating
Perickson asks,
A few years ago we used Locktite on our basement walls to help with a wet basement and it’s working great Our problem is, and I’m not sure if its related, the outside of the block is flaking off now or chipping off, and it’s only happening where we painted on the Locktite on the inside. What can we do to fix this? We have been told its from being wet and then when the temp. went below freezing is what is causing this. Just need a fix it looks disgusting. Thanks for your help.
What you are describing is known as “spalling.” It happens when the block gets wet, and then freezes. The water trapped inside the block expands and then breaks off small bits of the block, brick or stucco as it goes. You may also be seeing mineral salt deposits. These can look like deteriorated concrete but are actually grayish, white minerals that are left behind on wet basement walls when moisture evaporates.
I’m glad to hear that your basement has not flooded recently, however, the solution you took by just sealing and painting the walls most likely put off this inevitable deterioration. The best way to stop a basement from leaking is to address the real cause of the problem, which is ALWAYS roof and surface drainage. In short, you must have a well designed gutter system that is clean and free-flowing, with downspouts extended at least 4-6 feet from the foundation. In addition, the grade at the foundation perimeter must slope away from the home by at least 6 inches over the first 4 feet. These details are better explained in this article on how to stop a wet basement.
As for the cosmetic damage you are now reporting, I would recommend that, AFTER you address the source of excessive moisture as explained above, you apply an epoxy patching compound the damage areas, and then repaint the foundation.
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