That part of a building that is either
wholly or partially below ground level.
Design
Building codes set out requirements for
structural components, including basements,
to ensure sufficient structural capacity and
integrity that will effectively handle
anticipated loads and influences. Most
building codes specifically refer to the
foundation. Generally, the foundation is
intended to be sufficiently strong so that
any yielding will occur first in the
superstructure, unless the design of a
particular building provides otherwise.
Leakage
Basement leakage is an issue routinely
addressed by real estate practitioners as
this problem is often found at some point in
the life of a basement. In the vast majority
of cases, the leakage is not structurally
significant and can be controlled relatively
inexpensively. Most basement leaks tend to
be intermittent—it may only be wet during or
after periods of rain or melting snow.
Homeowners must monitor the situation and
take action based on the frequency and
extent of the leakage.
Basement leakage can often be identified
by repairs on interior or exterior walls.
Repairs may include patching, cement
purging, or the use of various
water-proofing products. A freshly excavated
area or new sod along the edge of a house
may indicate that remedial work has been
undertaken. Efflorescence, a whitish mineral
deposit, on interior walls is also an
indication as it remains after water has
evaporated. Many other signs may be present:
rusty nails in base-boards; rusted
electrical boxes near floor level; rusted
support posts on appliances; mould or
mildew; crumbling plaster or drywall at
floor level; peeling paint; water stains;
warped boards; or sagging cardboard boxes
stored on the floor.
Most leakage problems can be corrected
or eliminated by improvements to exterior
grading and proper performance of eaves
troughs and downspouts. The ground
immediately adjacent to the foundation
should slope away from the structure at a
rate of one inch per foot, for at least the
first six feet. If the general topography is
such that water is directed toward the
structure, further measures to divert water
may be required. Practitioners are always
cautioned regarding basement leakage. While
many situations can be addressed and
resolved, certain properties may have water
problems that require significant
modifications, and even then, may not be
successfully resolved. At all times, direct
buyers and sellers to appropriate experts
for guidance on leakage matters.
Wall Construction
Basement walls are normally built using
poured concrete or concrete block, however,
other materials have been introduced into
the marketplace, e.g., wood foundations.
They are the load-bearing component of the
structure and transfer the weight of the
roof and floors down to the footing.
Building codes set out requirements
concerning damp-proofing and water-proofing
of exterior walls below ground level (or any
slab in contact with the ground). A typical
basement wall constructed with concrete
blocks is depicted including other
components such as the footing,
damp-proofing and purging.
Insulation
The typical insulated wall consists of
below grade damp-proofing, insulation, a
vapor barrier, and a finished interior wall
usually consisting of drywall or paneling.
Building codes establish insulation
requirements for basement walls in new
homes. Insulation in older homes is
relatively inexpensive, easy to do, and cost
effective, but certain risks exist. If the
basement has chronic moisture areas,
correction of the external problem must be
completed. Second, interior insulation could
cause frost damage to the foundation walls,
as the walls will be significantly colder
after installing the insulation. Third,
obstructions such as electrical panels and
plumbing must be accommodated.
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