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Rob Rehm Indianapolis Home Inspector
BPG Property Inspection Services
317-538-2969
or
800-285-3001
rrehm@bpgwi.com
Residential Home Inspection and Commercial Building Inspection Services
I am proud to support people who need an honest and competent real estate inspection service in Indianapolis and central Indiana. My comprehensive Indianapolis home inspections and commercial building inspection services include:
Residential Home Inspections
Commercial Building Inspections
Multi Family Housing Inspections
New Construction Phase Inspection
New Construction One Year Warranty Inspections
Prelisting Inspections
Indiana Housing Authority Inspections
Septic and Well Inspections
Water Quality Test
Radon Testing
Termite Inspections
Home Winterization and Dewinterization
Site analysis
Grading Assessment
Foundation Evaluation
Basements
Crawlspaces
Slabs
Drainage and Waterproofing
Under Floor Assessment
Lot Drainage
Subflooring
Decks
Framing Integrity
Wall Structure
Interior Wall Inspection
Roof wear and Viability
Roof Structure Analysis
Roof Water Control
Flashing Evaluation
Columns
Beams
Windows
Insulation
Exteriors
Attics
Ventilation
Appliances
Gas Lines
Water to Property
Water Pressure
Plumbing
Heating
Electrical Power Distribution
Electrical Safety Inspection
Air Conditioning
Fireplaces
Drainage
Electrical Systems
Kitchen Components
Bathroom Components
Residential Home Inspections
Commercial Building Inspections
Multi Family Housing Inspections
New Construction Phase Inspection
New Construction One Year Warranty Inspections
Prelisting Inspections
Indiana Housing Authority Inspections
Septic and Well Inspections
Water Quality Test
Radon Testing
Termite Inspections
Home Winterization and Dewinterization
Site analysis
Grading Assessment
Foundation Evaluation
Basements
Crawlspaces
Slabs
Drainage and Waterproofing
Under Floor Assessment
Lot Drainage
Subflooring
Decks
Framing Integrity
Wall Structure
Interior Wall Inspection
Roof wear and Viability
Roof Structure Analysis
Roof Water Control
Flashing Evaluation
Columns
Beams
Windows
Insulation
Exteriors
Attics
Ventilation
Appliances
Gas Lines
Water to Property
Water Pressure
Plumbing
Heating
Electrical Power Distribution
Electrical Safety Inspection
Air Conditioning
Fireplaces
Drainage
Electrical Systems
Kitchen Components
Bathroom Components
This Indianapolis Home Inspectors View of Wet Basements in Indiana:
A wet basement is a common concern for most Indiana home buyers. Given the right condition, any basement in an Indiana home can leak water. I have inspected well over 5000 homes in central Indiana and have seen water seepage in new Carmel homes and old historical homes downtown Indianapolis alike. No one can predict if a basement will leak in the future, and in many cases, it’s not even possible to tell if a basement has leaked in the past. Basement seepage is the result of water concentration along an exterior foundation wall. Water then seeks an entry through foundation cracks. It’s important to eliminate the cause, not just seal the entry point. Over time, neglected moisture intrusion problems can create significant structural and indoor air quality problems. However, the majority of wet basement problems can be eliminated, or at least reduced to a tolerable level, by improvements to exterior grading and proper performance of gutters and downspouts.
The most common cause of wet basements is poor surface and roof drainage. In fact, my experience indicates a vast majority of wet basements are simply caused by surface rain water from improper drainage or slope. Keep in mind, a 1,000 square foot home with an attached garage will have over 1,100 gallons of water run from it in a one-inch rain. That’s a tremendous amount of water. Imagine a downspout on a home with blocked gutters. Conditions change, foundations move, gutters become blocked, landscape changes, and extended periods of drought or rain occur, all of which can cause changes in the basement. Wet basements are a major concern, but shouldn’t necessarily kill a deal. While basement seepage is a critical issue, often simple remedies are available and are well within the scope of most homeowners/buyers. Homeowner suggestions include: For basement seepage, I recommend the following before seeking a specialized contractor:
-Make sure the land around the house slopes in the right direction. This can require as little as a couple of bags of topsoil or as much as a new driveway. ----Pay attention to localized low spots like gardens, window wells and the space between sidewalks and foundation walls. Be sure to check the grading below decks and porches as it is often bad.
-Gutters and downspouts. Gutters must be sloped properly to drain. Downspouts must be frequent enough (every 35 feet) to prevent overflow in heavy rain.
-Look where downspouts discharge. If they go into the ground, the below-ground portion of the drain may be broken or plugged. This almost guarantees a wet basement in the vicinity of the downspout. Malfunctioning integral gutters can be very serious. The water leaking out of the gutters usually ends up in the structure, causing rot and other damage. It is best to have downspouts discharge onto the lawn, preferably four to six feet from your home.
A wet basement is a common concern for most Indiana home buyers. Given the right condition, any basement in an Indiana home can leak water. I have inspected well over 5000 homes in central Indiana and have seen water seepage in new Carmel homes and old historical homes downtown Indianapolis alike. No one can predict if a basement will leak in the future, and in many cases, it’s not even possible to tell if a basement has leaked in the past. Basement seepage is the result of water concentration along an exterior foundation wall. Water then seeks an entry through foundation cracks. It’s important to eliminate the cause, not just seal the entry point. Over time, neglected moisture intrusion problems can create significant structural and indoor air quality problems. However, the majority of wet basement problems can be eliminated, or at least reduced to a tolerable level, by improvements to exterior grading and proper performance of gutters and downspouts.
The most common cause of wet basements is poor surface and roof drainage. In fact, my experience indicates a vast majority of wet basements are simply caused by surface rain water from improper drainage or slope. Keep in mind, a 1,000 square foot home with an attached garage will have over 1,100 gallons of water run from it in a one-inch rain. That’s a tremendous amount of water. Imagine a downspout on a home with blocked gutters. Conditions change, foundations move, gutters become blocked, landscape changes, and extended periods of drought or rain occur, all of which can cause changes in the basement. Wet basements are a major concern, but shouldn’t necessarily kill a deal. While basement seepage is a critical issue, often simple remedies are available and are well within the scope of most homeowners/buyers. Homeowner suggestions include: For basement seepage, I recommend the following before seeking a specialized contractor:
-Make sure the land around the house slopes in the right direction. This can require as little as a couple of bags of topsoil or as much as a new driveway. ----Pay attention to localized low spots like gardens, window wells and the space between sidewalks and foundation walls. Be sure to check the grading below decks and porches as it is often bad.
-Gutters and downspouts. Gutters must be sloped properly to drain. Downspouts must be frequent enough (every 35 feet) to prevent overflow in heavy rain.
-Look where downspouts discharge. If they go into the ground, the below-ground portion of the drain may be broken or plugged. This almost guarantees a wet basement in the vicinity of the downspout. Malfunctioning integral gutters can be very serious. The water leaking out of the gutters usually ends up in the structure, causing rot and other damage. It is best to have downspouts discharge onto the lawn, preferably four to six feet from your home.
Indiana Licensed Home Inspector
Certified ASHI Home Inspector
Affiliate Inspector of Buyers Protection Group
Proudly serving the Indianapolis Metropolitan area since 1998
Rob Rehm
Mobile: (317)538-2969
Scheduling/Office: (800) 285-3001
rrehm@bpgwi.com
BPG Property Inspection Services
6073 Blackhawk Station McCordsville, IN 46055
Phone: 317-538-2969 Website: http://www.indianapolispropertyinspections.com/
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