Stages Of Basement Flooding
Hydrostatic pressure (the weight and force of water collecting where your foundation was originally dug, poured, and protectively coated before backfill) produces five stages of basement or crawl space water damage. Exterior waterproofing is applied with either tar or vapor barrier (both common in Virginia). Tar becomes brittle and vinyl vapor barriers do not permanently adhere to concrete.
Virginia, and Northern Virginia specifically, is known for its abundance of marine and other forms of clay. The properties of this ‘Virginia clay’ leads to significant expansion and shrinkage around foundation footings and walls which contribute directly to the problems below.
STAGE 1
Exterior waterproofing begins to fail. Moisture enters through pores or hairline cracks in the walls, floor or along the cove seam (see Common Leaks page). A must or mold smell is apparent but difficult to localize. Insects and other critters increase in numbers. Brownish color may advance on carpeting. Sump pump runs constantly or not at all.
STAGE 2
White powder forms on the walls. The powder is often salt being extracted from the concrete by surrounding water pressure. This accelerates the process of wall deterioration. Some small puddles may appear. Leaking and mold growth at this stage may still be localized. Existing interior waterproofing system may run constantly or may be periodically over run with heavy rains. Mold and mildew may grow on wall or floor coverings, or on personal belongings, carpet or furniture.
STAGE 3
Cracks in the walls, floor and mortar joints may increase in size. This movement contributes to the failure of any exterior or current waterproofing. Mold growth is no longer localized. Water begins to seep through widening cracks, or through the seam at the wall and floor (cove joint). Dark blotches may appear on bare concrete walls and floor, first appearing near corners. Existing waterproofing system or sump pump can no longer keep up with the water intrusion. Flooding worsens. Water may rise out of sump pump. Carpet, drywal and trim gets wet.
STAGE 4
Water pours or spews from various foundation entry points. Depending on basement depth, flooding can be severe at 1 to 6 inches of water. Metal begins to rust. Wood begins to show stains and rot. Exterior waterproofing system pours mud and clay into the home. Sump pump may run in spurts or not at all. Sump pump well may get clogged with clay and other sediment. Water damage and mold advances on carpeting, flooring, drywall, and other finishing. Mold growth is likely to be visible.
STAGE 5
Mold advances from foundation walls to the above portion of the home. Sections of the walls and floor separate along cracks. Mud and other debris collects in existing waterproofing system and on the basement floor. Due to the loss of structural integrity, water pressure may cause walls to lean and fail. Significant and regular flooding occur now with lighter rains.
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