Hi
I'm a contractor in the early stages of a basement remodel on a 1921 Craftsman w a poured concrete foundation. After demo of the old framing & paneling, the foundation wall condition is concerning. In talking with the owner, there's been no standing water in the basement, but there has been "dampness" (as well as moldy framing/paneling).
- There are about 6-8 vertical cracks in various locations, about 3/16th inch wide max. Lots of efflorescence concentrated in these areas, mostly on the walls. (& spiders, lots of spiders.)
- There's no evidence of running water, & the exterior has been re-graded about 5-6 yrs ago.
- There's peeling paint on the concrete walls, as well as some spalling.
- The floor is in good shape with only minimal cracking. No staining.
- I tested the wall surface (taped plastic on the wall) to determine the water source, & it was wet on the wall side.
- Radon tested positive.
- This is a city lot, & there' no access to the wall's exterior surface.
My sense is that installing drain tile w sump is overkill since there's no running water. It all seems vapor migration. The initial plan was to use 2" rigid insulation w sealed joints behind 2x4 framing on a sealed PT plate, per code. But I have a real concern that'll only seal in moisture coming from the walls. If the vapor is sealed in, a de-humidifier system is pointless.
Some Qs:
- Is there a way (or system) to dehumidify the air BEHIND the wall? Or, is there a way to allow the vapor thru & still satisfy bldg code?(Do I slice the joints after inspctn?)
- Does anyone have positive experience with the epoxy/polyur crack fillers, or concrete sealers (RadonSeal, Enduroseal, Emecole)? Anything that works on painted walls, or is there sand-blasting in my future?
I appreciate any of your thoughts(and prayers). Thx.
Todd
I'm a contractor in the early stages of a basement remodel on a 1921 Craftsman w a poured concrete foundation. After demo of the old framing & paneling, the foundation wall condition is concerning. In talking with the owner, there's been no standing water in the basement, but there has been "dampness" (as well as moldy framing/paneling).
- There are about 6-8 vertical cracks in various locations, about 3/16th inch wide max. Lots of efflorescence concentrated in these areas, mostly on the walls. (& spiders, lots of spiders.)
- There's no evidence of running water, & the exterior has been re-graded about 5-6 yrs ago.
- There's peeling paint on the concrete walls, as well as some spalling.
- The floor is in good shape with only minimal cracking. No staining.
- I tested the wall surface (taped plastic on the wall) to determine the water source, & it was wet on the wall side.
- Radon tested positive.
- This is a city lot, & there' no access to the wall's exterior surface.
My sense is that installing drain tile w sump is overkill since there's no running water. It all seems vapor migration. The initial plan was to use 2" rigid insulation w sealed joints behind 2x4 framing on a sealed PT plate, per code. But I have a real concern that'll only seal in moisture coming from the walls. If the vapor is sealed in, a de-humidifier system is pointless.
Some Qs:
- Is there a way (or system) to dehumidify the air BEHIND the wall? Or, is there a way to allow the vapor thru & still satisfy bldg code?(Do I slice the joints after inspctn?)
- Does anyone have positive experience with the epoxy/polyur crack fillers, or concrete sealers (RadonSeal, Enduroseal, Emecole)? Anything that works on painted walls, or is there sand-blasting in my future?
I appreciate any of your thoughts(and prayers). Thx.
Todd
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