My house was built in 1946, It has major problems with flooding, and has had large repairs done in the past, I would like to have the outside walls as far down as the foundation, re-sealed, with new drainage tile put in, is this possible? Also, I am wondering about getting the basement floor deepened, as there is no room for tall people downstairs. How long would this take and what would the approximate cost be?
First, it is possible to have the entire foundation dug out all around and down to the footings. I don't know when the last time was that you had any major work done.
Current methods use a plastic membrane that is secured to the foundation and helps prevent water from reaching the foundation in the firswt place. While it can be fairly expensive (maybe $4000 and up depending on the company and the work involved). This would be your best bet as a reputable company would give a very good guarentee. As part of this, they would also ensure proper drainage at the footing level to carry any water away.
As for lowering the floor to give more height in the bgasement, this is possible but also expensive as it would entail significant structural support and additional (lower than existing) drainage. You would need architectural/engineering drawings for this (also expensive)as permits from the city would be required.
I hope this helps.
Brett Barager, MSW, CHI
(A Division of Lone-Wolf Enterprises)
Hi Elizabeth, you have a tough situation! These are a couple of huge projects you are talking about. Lowering your basement floor is doable and involves digging down below the existing footings as far as you want and underpinning or adding bench footings. This can only be done in small sections (maybe 3 ft. at a time) as you can't just undermine the entire house all at once. This type of renovation can range from $100 to $300 per linear foot and does not include re finishing the area for use.
The drainage is a separate issue as it should be dealt with from the outside. Again you have to dig down to the footings, water proof the foundation, add the weeping tile system for drainage, and route it away from the house so it doesn't just keep cycling through the system. You should address any grading issues at the same time to ensure the ground is sloping away from you house. This service can range from $100 - $200 per square foot or from $600 - $1000 per linear foot.
Depending on your local conditions, you may also need to install a sump pump so you can ensure the water is being moved as far from the house and foundations as possible.
Please note that the estimates I am giving you are from 2009, the most recent I can find.
You should post your requirements in the projects section so you can get local contractors to look at your situation.
Good Luck with it!
Kettleby Handyman Services
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