Gary Naugle Co.
Remodelers and builders
1700 Dozier Station RD. Columbia, MO
(573) 474-9444
Maintenance advisory #11
PREVENTATIVE MAINTENANCE FOR MAINTAINING DRY BASEMENTS AND/OR THE INTEGRITY OF FOUNDATIONS ON PREVIOUSLY UN-AFFECTED HOMES OR HOME TO WHICH CORRECTIVE REPAIRS HAVE BEEN MADE.
FACT– Both excessively wet or extremely dry soil at foundation bearing level can cause considerable disruption to a foundations integrity.
NOTE– If the integrity of the foundation has been disrupted (ie cracks, settlement, raising, excessive moisture build up, etc.) It may still be possible to maintain a dry basement, but once a leak has occurred and a “path” established, it usually takes more technical corrective action.
FOUNDATION DRAINS
In most all instances in Mid Missouri a foundation or footing drain must exist and drain positively down to a storm drain, or to a day light. If such a drain does not exist a sump pump should be installed, on the exterior, if feasible. Contact Gary Naugle Co. For installation.
Drains for foundations must be kept open and free flowing with a rodent barrier maintained at the outlet.
GRADE AND GRASS COVER
The surrounding grade of spaces below grade (basements, crawl spaces, etc.) and concrete slabs adjacent to such areas (porches, garages, patios, etc.) should slope 6" within 6', and have a tight, well maintained grass cover. The grade must continue to drain sufficiently beyond this 6' area.
The surrounding grade of foundation walls and concrete slabs that are even with, or below the floor of the spaces mentioned above, and homes that are built wholly on a concrete slab should have a minimum slope of 4" within 10' and have a well maintained grass cover.
GUTTER DOWNSPOUT DRAINS/SPLASH BLOCKS
A minimum 3' length splash block should be installed under downspout outlets. The “spill” of this block should be onto tight grass cover or other water penetration resistant surfaces that continue on the sufficient slop to drain. This type of surface drainage is the most dependable.
Drain pipes may be extended underground, but they must be of watertight piping, be kept opened up, and should have a rodent barrier at the outlet. They should be inspected regularly for leakage at the downspout-to-pipe connection.
LANDSCAPE PLANTING
Landscape plantings around foundations should be avoided as much as practical, and open soil gardens are an absolute no.
If plantings exist or will be planted, the previously states grades should be maintained. However, they may be somewhat less with a good installation of the membrane as follows:
Install a membrane consisting of a double layer of 6 mill or one layer of 10 mill poly film, from the foundation or slab to the area where a tight grass cover will be maintained. Turn the poly up on, and keep it tight to the foundation or slab, and seal any joints in the poly with mastic.
Install the plantings through the poly or install the poly around the plants. Apply bark or other mulch. If a rock mulch is to be used, apply approx. 1" of sand before placing the rock.
If there are edgings around the mulched plantings be sure allowances are made to thoroughly drain the planting area.
LARGE TREES
Large trees can be, and many times are, disastrous to foundations, because of the enormous amounts of water they take in. In general, the foundation of the home should be 7' below the base of any large trees (12" caliper or more) that have the extreme outside edges of their branches extending over the home.
Other than ignoring the situation for the sake of the trees, the only remedy you have to assure the integrity of the foundation against the effects of the tree is to remove the tree or pier (under pin) the foundation to the required depth. Cutting back the branches will not solve the problem.
NOTE– Garage slabs, slab homes, and the walkout part of basement wall foundations normally have a bearing depth of less than 3'.
VOIDS AT FRONT PORCHES, ETC.
If your home was properly built, the front porch and possibly other areas of concrete on your home are supported on “ears” that are an integral part of the foundation, or the concrete is attached to the foundation by other means.
In such cases there is normally a void or hole that appears under these slabs. The only effect this hole has is to let water get in around the foundation and the hole should be filled enough to stop water penetration.
