Does Your Home Have Wet Basement Problems?

Unexpected water in your basement can damage walls and floors, destroy carpeting, ruin furniture and lead – pretty quickly – to mold. And perhaps the most upsetting of all: As basements are so often used for storage, water downstairs can ruin irreplaceable items like photo albums, antiques, and family heirlooms.

When you experience a flooded basement for the first time, it’s imperative to determine if the water problems are going to reoccur or if it was a one-time event. Can you safely leave your property downstairs once you’ve got the mess cleaned up? Or does everything need to come upstairs immediately? What’s certain is that if water in your basement is a consistent problem, it’s time to start making decisions.

Determining where the water is coming from is essential to solving this problem.

What Happened?

Beyond observable flooding around your home and in your neighborhood, there are four common sources of water entering basements:

• ·        Surface water running down foundation walls
• ·        Groundwater in water-saturated soils being pushed into the basement by hydrostatic pressure
• ·        Storm sewer water from the municipal storm sewer system backing up into the home's existing perimeter foundation drain and leaking into the basement
• ·        Sanitary sewer water from a clog in your home’s sewer line, the municipal sewer line, or the combined municipal storm/sanitary sewer system backing up into the home's drain system, causing sewer water to come up through sink drains and floor drains on lower levels

Each source has its own particularities and requires its own course of action. Find out more about your home’s drainage system by consulting a contractor or plumber.

Surface Water

If this is the first instance of water problems in your basement, the first thing to check for is surface water draining down next to the foundations. Water coming in at one location or only at the exterior foundation wall indicates surface water problems.

Here are some things to look for once you get outside.

Overflowing Gutters: Leaves

Keeping gutters clean of debris should be a part of every homeowner's routine maintenance program. Depending on the surrounding trees, gutter cleaning may be required a few times a year. Products are also available to prevent leaves from getting into the gutters in the first place.

Overflowing Gutters: Downspouts

If you don't mind getting wet, you can do a self-check (your gutters must be cleaned out first). After at least 15 minutes of heavy rain, check your gutters. If you see any water overflowing, you have a problem. Any water overflowing out of the gutters is running down next to the house foundations. Even if the water is not getting into the basement, it could be eroding soil from under the house footings, which can lead to cracking of walls and ceilings.

The easiest solutions to overflowing gutters are to either add another downspout on that run of gutter or to increase the size of the downspout. The best solution between these two is probably adding another downspout; the second downspout can act as a backup if the other gets blocked.

However, if you choose to replace the existing downspout with a larger one, make sure the contractor increases the size of the corresponding hole in the gutter. It doesn't do much good to install a larger downspout if the gutter hole is left small.

Downspout Distance

Downspouts should extend 10 feet from your home. While many homeowners do not like downspouts extending out this far, 10 feet is the minimum distance needed to discharge water coming off your roof far enough away from the house.

Pavement Slope

Sometimes paving settles over time and water flow can change direction toward the house. If this is the case, the paving should be removed and replaced so it slopes away from the home.

Sealant

Sealant around pavement that abuts the house sometimes cracks over time due to age or incorrect installation. If the sealant is cracked, it must be removed and replaced with new sealant.

Landscape Slope

Does your yard or the land around your home slope away from your home? It should. Look for any depressions in the ground next to the home foundation walls. If any are found, fill in with dirt so the water drains away from the house. Use a clay-type soil that sheds water instead of sandy soil that allows water to soak into the ground. Make sure that at least eight inches is kept between the top of the earth and any wood or stucco on the house.

If there are large hills nearby sloping toward your home, and you think they may be causing the problem, a civil engineer may be required to analyze the situation and determine the appropriate solutions.

Irrigation

Avoid placing lawn irrigation next to the house. If this cannot be avoided, instruct the installer to limit the amount of water dispersed next to the house. Make sure the irrigation system includes a working rain gauge so the system does not turn on when there has already been plenty of rain for the plants and lawn.

Did you find it?

You may have gotten a little wet as you investigated possible surface sources of water, but if you found a problem, the good news is that flooding in the future is preventable. Fix the culprit and your basement should stay dry.

Controlling Subsurface Groundwater

If no surface water sources are found, then the source of the water is likely subsurface groundwater under hydrostatic pressure. Unfortunately, subsurface groundwater problems are more difficult and more expensive to fix than surface groundwater problems.

When the groundwater levels outside the basement rise above the level of the floor, the basement acts like a boat in a pond. If a boat is sitting in water, water will leak in through any open cracks or holes. It works the same way with a basement. Hydrostatic pressure can push water through hairline cracks.

Symptoms of this are water coming up through cracks in the basement concrete floor or water coming in at multiple locations.

If you have an older house within town and the house has a basement with no sump pump, it is likely the perimeter foundation drain system connects directly into the city storm sewer system. If the level of the basement is below the street level, there is the potential of storm water backing up in the city storm sewer system and being pushed into the perimeter foundation drain system. This can saturate the soils around the house at the basement level with storm water under hydrostatic pressure, causing water to leak in.

Underground Springs

No matter where it is coming from, the best way to control subsurface groundwater is to install some type of perimeter drain system to relieve hydrostatic pressure. The groundwater is pushed into the drain system and not into areas where it can damage carpets, walls or belongings. The water drains by gravity into a sump pit where a sump pump discharges it out of the house.

There are two basic types of drain systems for wet basements. One is a perimeter above-slab gutter system installed at the base of the exterior foundation walls on top of the floor slab. It doubles as a base material for the wall. The other type of drainage system is a below slab perimeter drainage system. The below slab system requires the partial removal of the concrete floor slab and installation of drainage pipe, making it more expensive than the base gutter system.

It is believed that an under-floor drainage system is better because the under-floor drains are believed to relieve the hydrostatic pressure before the water reaches the bottom of the floor slab.

Storm Water Backing Up Into Your Home

In many older houses with basements (mostly pre-1980), there is a perimeter foundation drain outside the exterior wall, at the level of the basement floor, next to the footings at the time the house was built. A pipe was usually installed from the perimeter foundation drain to the street where it was connected to the city storm sewer system.

This can become a problem as the city storm sewer system becomes too small when more development causes more rain runoff. When this happens, the rainwater in the sewer system can get so high that water flows backwards toward the house.

Usually, the installation of an interior perimeter basement drain system connected to a sump pump will take care of the problem. If it doesn’t, the (more expensive) alternative is to dig up and cap the pipe that is running from the house to the street from the perimeter foundation drain. However, this is not always possible; many times, this pipe is also draining sanitary waste from toilets and sinks in the house.

If you believe you have this problem, contact an experienced contractor for advice.

Sanitary Sewer Water Backing Up Into Your Home

If the water is coming up through floor drains or sink drains in the basement, then the problem is often water backing up from the municipal sanitary sewer system. During heavy rains, combined sewer systems can become overwhelmed with water. This can cause sewer water to back up in the system and sometimes into homes.

There are other possible explanations, too. Sewer backups can be caused by individual service lines being plugged by grease, waste, tree roots, breaks in pipes or saturated ground. Sewer mains can also be plugged by vandalism or large items dropped down manholes.

This kind of flooding is an enormous problem for homeowners, as it’s largely out of your control and probably means fecal waste backing up into basements. Not only is it disgusting, but it can also be a serious health hazard.

In order to keep your individual lines clear, you can install backflow preventers that help stop sewer water from flowing backward into the house. Proper maintenance of your individual lines – for example, pouring tree root killer down your toilets once a year – can also go a long way in preventing sewage backups. Still, the problem is often out of your control.

Sewage in your basement means a major cleanup and a lot of uncertainty about future problems. If it’s something you’ve seen in your home, you’ll have to get your city government involved. At the very least, be aware of the problem and don’t leave anything valuable near your downstairs drains.

Article submitted by Brennan Purdy of State Farm Insurance

My vision is to be an insurance professional whose actions are driven by keeping the customer's best interest as my primary goal. My staff will treat all my customers in a caring, friendly, and professional manner. My office will provide warm, efficient, and seamless services to our customers at all times. I expect my business to be comprised of knowledgeable, multiple-line customers who see my office as their first and best choice for all their insurance and financial service needs

For more information on these and other home safety tips, stop by my office or visit www.brennanpurdy.com. My office is conveniently located in downtown Bethel. 203-798-7300.                   211 Greenwood Avenue , Bethel, CT 06801

 And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

The Difference Between a Furnace and a Boiler

Despite what you may think, a furnace and a boiler are not interchangeable terms. They both generate heat for your home, but there are BIG differences between the two.

You may have heard your parents or grandparents refer to "that big thing downstairs" as a furnace when you were young, and just thought all heating systems were called furnaces. Dad may have called it a boiler, so that's what you call it.

Well, my dad called our boiler a furnace- and that's probably how his dad referred to their heating system.

Many homeowners as well as Realtors confuse these terms quite often, but the easiest way to remember the difference between the two is that a boiler uses hot water (just think of "boiling" water) to heat your home, and a furnace uses warm or forced air to heat your home.

Home Heating Systems Defined:

A Boiler is a "hydronic system" which uses water or steam to heat your home. In a hot water system, the boiler heats the water to approximately 180 degrees. A circulator moves the water through the pipes that lead to baseboard heaters, radiators or radiant tubing.

A Furnace is a warm air system which uses a furnace to deliver heat. The air is heated in the furnace and a blower forces it into a duct system. The warm air is then released into your home, through vents or registers in your walls, ceilings and/or floors.

And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

The Difference Between a Basement and a Cellar

You have heard some people refer to the area of a home that is below grade as a cellar, and yet others call it a basement. Is there a proper term for this area of your house?

Your parents or grandparents may refer to the area of their home that is below grade differently than you do.  The way that your family has referred to the lower level of their home may also have a big influence as to how you refer to it as well.

Sometimes different areas of the United States have different regional terms that describe houses- for example you might find many ramblers for sale in California, and in Connecticut you might only think of a Rambler as an old model AMC automobile. A rambler, for those of you in Connecticut and on the East Coast  is what we call a ranch.

What about condos and townhouses? Around here, they are not really interchangeable terms, although a condo is referred to as a townhouse in many parts of the U.S.  In Fairfield County, a townhouse IS A CONDOMINIUM, however, specifically it is only a two-story condominium, and that would be the only way that description that would be accurate in this neck of the woods.

... and in Manhattan, as another example, you OWN your apartment, and that would generally be a co-op. In  Connecticut, we refer to apartments as homes, condos or multi-family dwellings that we reside in, but pay rent to a landlord, and do not own.

Back to the cellar vs. basement-

A cellar is generally referred to  as a below grade area of the home that is NOT finished. It may or may not have a dirt floor, stone foundation,  or an 8' ceiling height.

The term basement is used more frequently and refers to the below grade, or partially below grade area of the home which may or may not be finished, may or may not have an 8' ceiling height- the difference being that it is "finishable".

All that being said, I wouldn't change your personal  terminology if you prefer one descriptive term  or the other - everyone will know what you are talking about.

And if you are ready for your next home, whether you require a cellar or a basement, please don't hesitate to contact me. I'd love to be of assistance :)

And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

Why Your Purchase or Sale May Not be Considered an Arms Length Transaction.

You may have heard the term before and thought that it probably did not apply to you, or that it didn't really matter one way or the other. But it can, and it does- and it also applies to your home purchase or sale with non-arms length transaction(s) that were recently consummated in your immediate neighborhood.

An Arm's Length Transaction  has no direct or indirect relationship with any party involved in that transaction, with the few exceptions being Spousal buyouts, an interest buyout of inherited property, or a gift of equity.

A NON-Arms Length transaction (NAL) will have a Conflict of  Interest (COI)  A Conflict of Interest may arise when any party to the transaction has a direct or indirect personal, professional, or financial relationship with any other non-borrowing party.

Some examples of Conflict of Interest include:

The Realtor or Lender is selling  the property you  are buying. Recent developments in lender requirements  may necessitate the need for the buyer  to obtain TWO bank appraisals rather than just one. (Just a note- you may want to negotiate that additional cost  if you are buying a property that is owned by a Realtor)
The Builder of the home is also a Real estate Broker.
The broker or Realtor is representing either him/herself AND the buyer in a purchase or sale.
The buyer works for the lender.
The seller is the Lender's employee, or is related to, or associated with the seller of the property

Here are some examples of  potential NON-Arm's Length Transactions.

Purchasing with intent to "flip" the property.
Properties purchased at auction.
Short Sale Transactions with a recent Notice of Default and a purchase price  that is less than what is owing on the property.
Contractors or sub-contractors as purchaser.
Purchasers  who are in the real estate, financing, or construction trades.
Employee purchasing from an employer, or any parties related by a business relationship.
Parties related by blood, marriage or domestic union or partnership.

Non -Arm's length transactions will have a negative effect on property values, and appraisers can identify them quite easily when appraising a home.  The presence of any conflict of interest  in your transaction should always be disclosed to the other party, and in some instances, it's the law.

If you have any questions about these types of transactions and how they can or may affect you, contact your attorney for clarifications.

 And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

We're on WSHU Radio Today on the Fairfield County Focus Show

Fairfield County Focus is a weekly program on local radio station WSHU, where you can join their hosts as they speak with Fairfield County business and community leaders, cultural figures, and lawmakers about housing, schools, politics, jobs, the economy, the arts, and transportation issues.

This week's topic and today's 10 AM edition  is on Tips and Trends on The Real Estate Market, and is hosted by Alison Freeland.  The three expert panelists are Judy Szablak, Realtor with Remax Heritage in Westport,  local home inspector  John Oppenhimer,  owner of OpenHouse Inspections, and Ann Anderson, owner of Rooms Reborn, which is a home staging company.

WSHU, a local radio station serving Fairfield County CT  has over 300,000 weekly listeners and  is based out of Fairfield Connecticut.

We're on at 10 AM this morning.

Visit http://www.wshu.org to listen online or  tune in on your radio to:

91.1 Fairfield, CT
90.1 Stamford, CT
106.5 Derby, CT
1260AM Westport, CT
93.3 Northford, CT
91.3 Huntington Sta., NY
91.7 Ridge, NY
103.3 Noyack, NY
89.9 Greenport, NY
105.7 Selden, NY