by Ronald W. Gower of Craftsman Home Inspection
03-21-2005

Grading that can collect and hold water near and next to a foundation wall can cause basement flooding. Flooding into a finished basement area can lead to mold growth within 48 hours. Long term water leakage can cause wood rot to wall framing members and can damage the foundation. Stored items can become damaged after a flood into a basement.

I find grading problems on almost every home that I inspect. Most flooding will occur in the spring when the ground begins to thaw and spring rain arrives. The grade is just like a roof on a house. A grade that pitches towards a home can direct water to the home. This can be critical during the winter when the ground is frozen and snow covered. A heavy rain can quickly cause flooding next to a foundation wall and then leak into the basement. Heavy rain can occur any time during the year.

Question the owner about any past flooding into the home. Check your disclosure statement if you have a disclosure law in your state. Flooding of a basement can be one of the worst surprises a new home owner encounters. I have seen a home that was flooding on the day of the home inspection and the owner said they never had water during the 10 years that they lived there. This is possible. Every 6-8-10 years can be very wet. I saw the 10th wettest year in my area. Any possible evidence of past flooding is important to determine before you buy the home so that you can make an informed decision on purchase or negotiation with the seller. 

Ideas to reduce basement water leakage: 

1.Pitch all grades away from a home. The ground adjacent to the foundation should be sloped away from a building at a slope not less that 1 inch per 1 foot of grade for a distance of not less than 8 feet. Note: If the house has a hill side directed to the house even this above recommendation could be defeated. In some cases a grade and below grade drain needs to be installed to direct water away from the ground adjacent to a foundation. An engineer sometimes needs to design such a drain. I have seen a case where a curtain drain was needed and the cost was almost $20,000. 
2.Drain water from gutters into dry wells placed at least 20 feet from a building. Again, this relates to soil conditions, general pitch of the surrounding grade, house elevation as the house sits near coastal flood plain areas or wet land areas. High water tables can be located 3-4 inches below a basement slab year round in some homes. Many people drain their sump pumps into town or city sewers which is illegal in most areas.
3.Keep grass clippings away from the perimeter of the home. Grass clippings can raise the grade around a house over time and create low moat areas in the perimeter gardens that can hold water. In most cases the water will travel down into the earth and then find small cracks and openings in the foundation and end up in the basement.

To sum it up: A basement is a hole in the ground. Do not make it easy for water to fill the hole. A home inspection is an objective visual examination of the physical structure and systems of a home, from roof to foundation.

A home inspection is the equivalent of a physical examination from your doctor. When problems or symptoms of problems are found, the inspector may recommend further evaluation or remedies. A home inspection summarizes the condition of a property, points out the need for major repairs and identifies areas that may need attention in the near future. Buyers and sellers depend on an accurate home inspection to maximize their knowledge of the property in order to make intelligent decisions before executing an agreement for sale or purchase. A home inspection points out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape. After an inspection, both parties have a much clearer understanding of the value and needs of the property.

There are many good reasons to do a pre-purchase home inspection. Here are just a few:

Reason #1: It makes good business sense
Consider the fact that the average price of a home is in excess of $400,000.
Consider that a new roof can cost anywhere from $6000 - $35,000.
Consider the fact that a new furnace can cost from $3000 - $10,000.

Reason #2: You will have greater peace of mind
Buildings old and new need repairs and even on newer buildings it is not uncommon to have repairs estimates into the thousands of dollars.

Reason #3: You will be better informed
Being armed with the right information will help you make a good decision and feel great about it. Not doubt about it, buying real estate is not a stress-free event but a home inspection will relieve some of the strain.

Reason #4: Some inspections provide free short term warranties
Ask your Realtor about short term home inspection warranties. These warranties are sometimes provided by Home Inspectors and are a valuable protection of your investment.