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Controlling water around your home's foundation is important, even in the desert where I live. Water control is the single most important factor in ensuring a dry basement. Water control helps prevent problems, even if your home has a slab foundation or a crawl space foundation.
Improper water control around your home's foundation causes many problems. Water can damage foundations by exerting pressure on the foundation (hydrostatic pressure). Water can also damage foundations by causing unstable clay soils to exert pressure by swelling or by causing these soils to contract and remove support from under the foundation. Other problems caused by improper water control include damaging construction materials and providing moisture for mold and termites.
Direct foundation damage from water usually involves cracks and/or bulges in foundation walls and footings. This can in turn cause uplift or settling of framing materials that can cause problems such as uneven floors, cracks in interior and exterior wall coverings, and doors and windows that do not operate properly. In extreme cases, water damage can cause structural failure.
Indirect water damage includes damage to wood and other construction materials caused by liquid water infiltration and by water vapor that condenses in cool areas such as in basements and in crawl spaces. Many species of termites and all species of mold need moisture to survive. Controlling water around your home will reduce the chance of termite infestation and mold infestation.
Here are some steps you can take to help protect your home's foundation from water damage.
- Establish and maintain a downward slope away from your home. Current standards recommend a downward slope of at least six inches within the first ten feet from your home. This standard can be difficult to achieve where homes are close to each other. Use swales (ditches) and underground (French) drains when a proper downward slope is impractical.
- Install gutters and divert the runoff away from your home. Gutters should slope toward a downspout at a rate of at least 1/32 inch per foot. Deposit the water from a downspout as far from the home as practical, but at least five away from the foundation. Use downspout extensions or splash blocks.
- Install foundation plants at least twelve to eighteen inches away from the foundation. Add more distance if the mature plant will touch the home. Use plants that require little additional water (native, drought tolerant plants) in all parts of your yard and particularly for plants near the foundation. Keep tree trunks at least ten feet from the foundation. Add more distance if the mature tree limbs or roots will touch the home. Be aware that the roots of certain trees are more invasive than others.
- Install irrigation systems so that they will not release water within twelve inches of the foundation. Inspect the system frequently to ensure that it is releasing water where and when you intend and to ensure that there no leaks.
- Maintain at least four inches of visible foundation around homes with slab foundations, such as those found in the Phoenix area. This will help you see termite tubes. Inspect your foundation frequently so you can locate termites before they do significant damage.
Controlling water around your home's foundation is simple and inexpensive compared to repairing foundation damage and wet basements. Examine your water control measures at least every year as part of your regular home maintenance. Doing so will help prevent serious problems.
Construction defects put your family's health and safety at risk and cost you money. Everybody's Building Code helps you avoid construction defects, whether you do the work yourself or hire a contractor. Everybody's Building Code explains the International Residential Code in plain language and illustrates it with numerous drawings and pictures. Learn more about avoiding construction defects at http://EverybodysBuildingCode.com
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