CMHC Fact Sheet - Basement Leaks

Renovating a Home > Renovation Fact Sheets > Renovating Your Basement — Moisture Problems The following fact sheet is part of the About Your House — General Series Common Situations Moisture is the most common problem in basements — either entering from outside sources or being produced inside by the occupants’ activities. The soil around the walls can contain a large amount of moisture from surface water that is seeping down or from a high water table. Water can find its way inside by gravity or through a crack or flaw in the water protection layer of the foundation. Water can also be pulled up by a “wicking action” or “pushed up” by hydrostatic pressure from the soil under the walls or floor. In the summer, warm moist air from outside can enter the house and lead to condensation on the cool basement walls or floor. Daily activities also produce moisture that can be trapped inside the home. Basement moisture problems often include: Foundation cracks that leak. Standing water. Efflorescence (white, chalky stains). Wet decaying wood in contact with concrete. Damp or moldy walls or floor. Condensation on windows, pipes and other fixtures. Wet insulation. Moisture damaged finishes. Musty or damp carpets. High humidity. Stuffy, damp smells. House as a System A house is much more than just four walls and a roof—it’s an interactive system made up of many components including the basic structure, heating, ventilation and air conditioning (HVAC) equipment, the external environment and the occupants. Each component influences the performance of the entire system. A renovation provides an opportunity to improve how your house performs. Basement moisture problems can have a huge effect on the durability of the entire house structure and on the indoor air quality (IAQ) throughout the house. Avoid Surprises Moisture problems are caused by a buildup of a variety of water sources. Whether it comes from surface or ground water that leaks in, water that wicks up or water vapour that condenses, it must be controlled. The easiest way to control moisture is to stop it from coming in and to exhaust the water vapour produced in the house to the outside. Here are some of the likely situations that people encounter. However, every situation is unique. You may need to hire a qualified professional to do a thorough investigation, find the moisture problems and suggest the best solutions. Foundations Does water leak in through cracks in the foundation wall or floor? Is there a complete concrete floor? Patch small cracks from inside with cement-based material or use an injection-type foundation repair system. Fill large cracks from inside (and outside if possible) with “hydroscopic material that expands as it dries. Consult a structural engineer or basement specialist concerning multiple, severe or expanding cracks. Install a concrete floor over a sealed polyethylene moisture barrier. Water may penetrate cracks, continue to deteriorate the existing house, affect IAQ and any proposed renovations. Severe or active cracks may be an indication of future structural problems or even present unsafe conditions Without exterior protection and drainage, water will eventually find its way inside. Dirt floors are a huge source of moisture and soil gases. Existing problems
	Are there any white, chalky stains (efflorescence) on the walls or floor? Are there any black, white or green mold stains or fuzzy growth on the walls or floor? Are there any wet or decaying wood windows, sill plates, columns or beam ends in contact with concrete? Are floor tiles lifting? Are carpets damp or musty? Is there any wet insulation, framing or moisture damage on finished walls?
	Provide better drainage and dampproofing to the outside. Efflorescence indicates water evaporation of moisture that has wicked through the foundation wall. Clean up mold according to CMHC guidelines. Remove the sources of moisture. Replace decaying wood. Provide a capillary break between wood and concrete. Seek professional advice as damage may compromise structural strength. Damp concrete causes lifting floor tiles and damp carpets. Improve foundation drainage. Install a polyethylene moisture barrier over the concrete floor as part of a retrofit floor system. Replace carpets with hard surface flooring. Remove wet insulation or finishes. Fix the moisture source before refinishing.
	Continued efflorescence is a sign of ongoing moisture problems. Some molds are toxic. Clean up must be done carefully to avoid health hazards. Wood in contact with concrete will continue to decay and will eventually result in structural problems. Tiles won’t stick to damp floors. Damp carpets will continue to be a haven for dust mites and mold. Materials that are wet from any source (leaks, capillary action or condensation) will get moldy and decay, leading to unsightly finishes, durability problems and hazards to health.

This Is A Crooked House

April 22, 2010

Dear Member (s):

Re: Internal Move Request

The Board of Directors met last Thursday to address governance and management issues as XXX Co-operative.

One Issue on the Agenda was the Board's request that in order to address the directive of over-housing, they do require your definite response to the offer to move to Unit ___.

The first letter from this Board regarding this matter was delivered to you on or about December 3, 2009 at which time you were requested to verify your acceptance and to complete the move by February 1, 2010.

As evidence of good faith, the Board permitted you with an opportunity to view the unit and also to provide you with access by no later than January 15, 2010 to assist in an easy transition move.

During your initial viewing, you advised the office of a number of concerns. The Board again met to consider your concerns with the move and directed the office and maintenance staff to address issues outlined in your letter. The Board did attend the unit to view same and also had our maintenance staff investigate the issue of "basement leaks." I personally contacted the previous member and was advised that during her and her family's tenure, there were no issues as to leaking in the basement and there was no moisture detected during our recent inspection.

The Board acknowledges that you have now advised that [wife] was scheduled for surgery during mid-April. The Board certainly appreciates your current situation and have looked at how to best balance your requirements as members and the CMHC overhousing situation.

The Board has delayed your move on a number of occasions to address your concerns and your health situation but is in the position of having to address this mandate at this time. If there is anything that the Board of Co-op can do to assist in this process please let the office know.

Unfortunately, however, the Board is left in the position of having made the initial offer to yourself on or about December 3, 2009, they do require a decision on your acceptance of unit ___.

Your acceptance or refusal should be delivered to the office by no later than Tuesday, April 27, 2010. The offer for the internal transfer is to be effected by May 15th (Saturday) 2010. Keys to the unit would be made available to you on Monday May 3, 2010 to give you additional time to effect the move in an orderly fashion.

To clarify, you are at liberty to continue occupancy of unit ___ until May 15th, 2010. Also, we wish to be clear that you are at liberty to continue occupancy of unit ___, provided however effective JULY 1, 2010, full market rent would apply to the four (4) bedroom unit.

Should you have any questions or concerns, please feel free to contact myself.

We thank you for your co-operation.

Sincerely

XXX on behalf of
the Board
XXX Housing Co-op

And We Are Forced To Walk The Crooked Mile

The Cover Up

BEFORE

AFTER

The Co-op is emphatically stating that there has never been a problem with this basement floor. That is after the maintenance man painted over the active leaks. The basement has active leaks like this all over.

This is a sub-standard unit. Aside from the possibility of being electrocuted, if we place things on the basement floor, our possessions will become mouldy and the risk to our health will increase exponentially. Who will pay for the damages? Not the co-op! Our insurance company will not pay for damages in light of the fact that it was a 'pre-existing problem'.

The Co-op is giving us an ultimatum - take the unit by May 15th, or you will lose your subsidy on June 30th. Does this sound like blackmail to you? I am recovering from surgery, my husband is scheduled to have surgery in May. He will soon become a senior citizen and we might well be homeless shortly thereafter if we lose our subsidy. Need I say more?

Threads

The last time I quilted was over a decade ago. At that time quilts were quilted mostly by hand. I have now set out to finish quilts, which I had started so many years ago. I can't say that I have re-entered the world of quilting, because that would be a misnomer. Quilting, though, has now become a very hi-tech world, with machines costing upwards of $40,000. Gone are the days of drawing out a quilt pattern on a a quilt top. Now you set a program in your computerized sewing machine with your quilt's dimensions, preview it and away you go. The machine does it all by itself.

As I am a complete novice when it comes to machine quilting and do not possess a fancy know-it-all machine, I sit here doing and undoing stitches, smoothing out the fabric beneath my finger tips and the fabric speaks to me. I cannot let it go. It calls and calls and I go back and tend it some more. There is something so comforting in hand quilting - it's hard to put into words. My soul speaks to my hands and my hands express themselves on the canvas, which is my quilt. It's a language unto itself.

I don't know if this quilt will be embraced for the soul that it has become. All I can do is trust in the spirit of creativity and hope that whoever wraps themselves in this quilt will feel the love within it. I say this from a writer's heart one stitch at a time.