Exterior French Drain NJ
For the past fifty years most communities required exterior drainpipe to be installed along the exterior of the perimeter of newly constructed homes near the footing. The location of this drainpipe does not capture all of the water seeping into the ground above it prior to that water seeping into the cores of the cinder block foundation walls. With enough lateral pressure of this water below grade the cores of the cinder blocks fill up with water and pressurize onto the basement floor at the cove base. This water carries in with it organic material such as silt and mold spores.
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This standing water in the cinder block cores causes the growth of mold which grows through the block to the inside of the basement. Also with exterior French Drains the water pressurizing up against the center of the basement floor from beneath the basement floor from hydrostatic pressure due to a rising water table bypasses the drainpipe and forces it's way onto the basement floor at the interior side of the cove base where the cold joint at the meeting of the footing, the foundation wall, and the basement floor meet. This is the cause of the majority of basement leaks.
The cost to excavate a three foot wide by ten foot deep trench around the home to replace clogged and or damaged exterior drainpipes considering the damage to hard surfaces such as walkways, driveways, porches, patios decks, and landscaping and hardscaping is prohibitive. Not to mention that the system design is flawed to begin with. Adding a coating to the exterior of the foundation wall below grade adds more expense to the job. Many townships are changing their laws to require that the drainpipe be installed in the basement during construction of new homes.
Above the Floor System
The process by which a shaped length of either aluminum or plastic is glued along the cove base on homes with concrete foundation walls is total ineffective and a waste of time and money giving the homeowner a false sense of security against the occurrence of water leaking onto the floor from a leaking cove base.
Above the Footer Drainpipe
This is a favorite method of waterproofing from one of the largest basement waterproofing franchises in the Northeast.
It is the opinion of this author that this system is severely flawed and one of the reasons that franchisees have so many complaints against them to the Better Business Bureau from dis-satisfied homeowners. The reason being that the reveal of a footing (amount of space the footing extends beyond the width of the foundation cinder block) is only approximately two to three inches. The above the footing drainpipe sits on this footing lip.
Therefore it is only approximately two inches wide by one inch high. The weep holes on the drainpipe are on the back side facing the foundation wall only. There is about a one inch layer of drain stone alongside the drainpipe on the opposite side facing the center of the basement.
Basement floors are approximately four inches thick and their edge rests on the footing to hold the foundation walls in place thereby preventing displacement of the foundation wall at the footing. By placing the drainpipe on the footing the thickness of the basement floor at that critical location is reduced to one inch and it is now resting on a flimsy plastic drainpipe box. This severely weakens a most critical component of home basement foundation construction.The design of this system does not seem capable of capturing effectively water entering onto the basement floor caused by hydrostatic pressure. Draining the foundation walls of lateral pressure is also hampered by the fact that the drain core panel necessary to capture and direct lateral water flow is only one inch high. This panel is a necessary component to cover over the core drain holes drilled into the first course of foundation cinder block.
However most often it is necessary to drill those holes farther up on the block to ensure a clear open drain hole. The above the footer one piece drain pipe and drain board does not afford the height flexibility to effectively cover those higher core holes. This type of above the footer drainpipe sits on the level footer and cannot be pitched to aide in drainage to the sump well crock. The drain pipe although flimsy is rigid and requires piecing with elbows at every turn.
These elbows are in pieces they snap together and are not vented. The result is a lack of proper effective drainage ability in every corner of the basement. Consequently basement corners leak the most and have the least amount of protection.
DryMaster Subfloor Pressure Relief System
This is the most effective and least expensive manner in which to waterproof your basement. An approximate 12" wide by 10" deep trench will be excavated in the floor along the cove base. The trench will be lined with a filter paper and a 4" perforated subsoil drainpipe will be installed in the trench encased in "drain stone". The best drainpipe used is from Advanced Drainage Corporation. ADS has been successfully manufacturing this engineered drainpipe for over forty years. The drainpipe is flexible and bends around corners offering maximum drainage effectiveness.
It can be buried twenty six feet underground without damage. In the event of cinder block foundation walls only, weep holes will be drilled into every core and seam of the first course of block to aide in drainage. At this time a mold inhibiter will be power sprayed into the core holes and trench. The weep holes will be covered by a drain core panel which will extend above and below the floor.
This type core drain panel comes in four foot high panels and can be cut to various heights to ensure complete effectiveness. The drain pipe is attached to a sump pump system which will discharge the water into a PVC pipe which will go through the foundation wall to the outside. This system is one hundred percent effective in hundreds of installations.
Bud Lauria has four decades of performing all types of quality home improvements and has extensive experience waterproofing basements. If you are experiencing basement leakage you can request a free basement inspection from DryMaster Basement Waterproofing Specialists, llc.