By Tom Scalisi and Evelyn Auer | Updated Jan 12, 2024 11:59 AM
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A wet basement is never a good thing. When groundwater or moisture make their way into a sublevel, it can cause unpleasant smells, mold, and concrete deterioration. Luckily, homeowners can fight back against that moisture by waterproofing their basements. But how much does basement waterproofing cost? According to Angi, most homeowners pay between $2,300 and $7,575 or a national average of $4,920.
Costs will largely depend on how the space is waterproofed, as there are many options and techniques. Homeowners will need to decide whether to waterproof from the inside or outside, whether excavation is necessary, what products to use. All of these considerations, and many more, will affect the project budget and the outcome. This guide will explore these factors in more detail to help homeowners understand how to budget for this important project.
There are two main types of moisture control used in basements: waterproofing and damp proofing. The terms are often used interchangeably, but they have totally different meanings.
Basement waterproofing is a method of keeping soil moisture and liquid water from penetrating a basement foundation or floor. This can be done with special membranes, cement coatings, and many other methods. According to HomeAdvisor, waterproofing basements costs between $5 and $10 per square foot.
Damp proofing simply fights soil moisture from soaking into the concrete, and most modern construction homes feature some degree of it already. It doesn’t do much for groundwater, but it can help a basement that would otherwise smell musty remain odor-free. If damp proofing is needed, homeowners can expect to pay between $3 and $6 per square foot.
The average cost to waterproof a basement is $4,920. But like most home improvement and repair projects, basement waterproofing costs vary based on a myriad of factors, such as the following.
The size of the basement is a major factor in calculating waterproofing costs. A large basement will require more material, more time, and more labor than a smaller basement. Layout can also be a factor, but less so than the square footage. The following table gives homeowners an idea of how much it would cost to waterproof their basement based on its square footage.
There are two places to stop water from penetrating basement walls: on the outside of the wall or on the inside. Interior sealing involves coating the inside of the basement walls with a waterproof sealant. Costs for interior basement sealing can range from $200 to $3,000. Exterior sealing involves digging down below the grade, exposing the foundation, and coating it or protecting it with a waterproof membrane. This method costs between $1,000 and $15,000. Exterior sealing is inherently more expensive. There is more labor involved, more equipment, and more time. But, it’s often the best way to keep water out of a basement.
There are three main types of sealants that can be used for waterproofing basement walls: acrylic, epoxy, and silicate. The products and methods used to apply sealants have varying costs. For example, coating the interior of a basement with an acrylic paint is relatively inexpensive at $3 to $4 per square foot. The materials are affordable, and the labor is no more involved than traditional painting. Silicate can be sprayed on for about $4 to $6 per square foot. Epoxy is the priciest option and the most labor intensive, so prices are around $5 to $7 per square foot.
Meanwhile, using an exterior membrane to keep water out of the basement will cost much more. These membranes, the adhesives to apply them, and the labor and expertise involved in installing them are expensive. This is also often the most effective method, though it’s rarely a DIY job.
One of the most significant factors in budgeting for a basement waterproofing project is the labor. Contractors have payroll and bills to pay, overhead to carry, and profit to make. However, a contractor handles all the headaches and will provide reassurance that the project was completed correctly. There is the possibility of hiring a professional for basement waterproofing without the help of a contractor, which can slightly reduce costs. Most professionals charge between $3 and $8 per square foot for labor. In many cases, this price is included in the quote given by the professional. Homeowners can search for “basement waterproofing near me” to get a sense of local prices.
For homeowners who live in an area of the country with a lower cost of living, the total project cost will likely be on the lower end of the spectrum. The same applies to more expensive areas: Steeper cost of living leads to steeper job costs. But in a region prone to flooding and high water tables, basement waterproofing costs might be higher.
The contractors in those regions are in demand, as homeowners need to protect their investments by keeping water out of their basements. For that reason, those contractors can charge higher rates. If that seems unreasonable, homeowners will need to understand that there is a greater risk involved for those contractors than contractors in drier regions.
The method and labor involved in waterproofing a basement are the most obvious costs, but there are some additional costs that are unexpected. These factors can have at least some effect on the cost of basement waterproofing, and the more of them that are necessary, the more expensive the project will be.
Concrete and block walls are incredibly tough and durable, but they’re not indestructible. In fact, concrete blocks have large voids inside them that can collect water. For that reason, contractors might need to drill weep holes in the bottom and allow them to drain into a drainage track.
If the foundation is in rough shape, no amount of waterproofing will work, and the structure can actually be unsafe. In that case, the walls will need to be repaired before the waterproofing job can move forward. The foundation repair cost will be extra, depending on how extensive the repairs are. But these repairs are crucial to ensure a waterproof foundation.
The home’s age might have something to do with what routes are viable when waterproofing a basement. Homes built before the 1960s might not have footers under their foundations, which are essentially concrete walls below the surface with flared “feet” to both anchor the foundation in the soil and disperse the weight.
If the home has footings, a contractor can dig down to those footings and install a water tunnel on top of it. This gives water a way to run off of the foundation wall instead of penetrating the wall.
Very often, the source of water and moisture in a basement is a crack (or several cracks) in the floor, walls, or foundation. While the walls may still be strong and stable, water squeezes its way through those cracks from the soil outside, leaving the basement a dirty, wet mess. Before ensuring a waterproof basement, those cracks need to be addressed. It can cost as much as $7,000 to repair foundation cracks in addition to waterproofing. If it is a block-wall foundation, this will result in an even higher overall cost. There are DIY kits that users can buy, but fully repairing the crack will likely require a professional’s touch.
The dreaded byproduct of water in a home: Mold. Mold spores exist everywhere, but damp, dingy, dark, wet basements are the perfect breeding ground for an infestation. Mold can cause serious health issues, so if there is mold in the basement, the homeowner cannot ignore it.
If it’s a very small section (under 10 square feet), the homeowner can attempt to tackle the job. If not, mold removal is another cost to factor in. This type of work requires personnel specifically trained and licensed in mold removal. Mold remediation costs anywhere between $1,125 and $3,345.
In some cases, simply patching a few cracks will be all the waterproofing that is necessary to maintain a dry basement. But in areas with high water tables, the International Residential Code (an international guide for building safety) actually requires waterproofing.
The water table is the level below grade where the ground is saturated with water. There are many reasons why an area might have a high or low water table, but the former can be expensive to combat. These areas don’t shed rain or groundwater very well, and a basement is often the route of least resistance. For that reason, exterior waterproofing efforts might be the only option.
In some cases, it makes the most sense to control water rather than just waterproofing a basement. For those applications, adding some interior water drainage methods might do the trick. This usually includes excavating a small trench (around 6 to 8 inches deep and wide) that slopes to a drain or a sump pump. Otherwise drainage pipes can be added to the walls for $0.95 to $2.80 per linear foot to direct water to the sump pump.
In the case of block walls, interior drainage is quite popular. Cutting and removing the concrete along the base of the wall and carefully drilling weep holes allows the trapped water to drain into a control channel. The sump pump or actual drain will remove that water from the basement. If the home does not already have a sump pump, these can cost $490 to $1,170 to install.
Homeowners might not want to hear it, but their landscaping could be doing more harm than good. And even if it isn’t the cause of a flooded basement, some well-planned regrading can help reduce the issue. Hiring one of the best landscaping companies to regrade the landscaping around a home can help the home shed water away from the foundation before it can soak in. This can go a long way toward waterproofing a basement, but it takes special engineering skills and knowledge of soils and aggregates. The first step is removing any standing water in the yard, which costs $1,000 to $3,000. After that, a typical grading job can cost between $1,400 and $5,200.
Some homeowners don’t understand the important role that their gutters play in keeping the basement dry. In some cases, that’s their main purpose. Without gutters, the massive amount of rain that a roof can collect in a rainstorm will drip down the shingles and land no more than a foot from the foundation walls—a perfect recipe for a wet basement.
Ensuring that the home’s gutters are pitched correctly and free from clogs and debris is essential, or else water will back up over the brim of the gutter and drop in front of the foundation. Also, downspouts need to shed the collected rainwater at least 8 feet away from the foundation. Installing exterior or interior drainage, and ensuring the gutters are operating as they should be, are all important points for homeowners to consider. These costs can run up to be a few hundred dollars. Gutter installation cost is relatively affordable with an average range of $600 to $1,550.
Many of the solutions or situations listed above require excavation to solve the issue in order for the foundation to be accessible. This usually takes 2 to 3 days to complete. Whether it be exterior waterproofing via a membrane, installing a water channel, or regrading the landscaping, they all require some knowledge and heavy equipment. Even if a homeowner rents the equipment and does it themselves, it’s an expense of about $75 to $350 per day to factor into the total basement waterproofing cost.
Excavation companies know how and where to dig without causing more issues than they’re solving. They’re also insured, which means that anything that could potentially go wrong will be on them. Expect to pay between $50 and $200 per cubic yard of dirt for professional excavation.
There are several ways to waterproof a basement, and they take place on both sides of the wall. For instance, exterior waterproofing could include laying a membrane against the foundation walls below grade or installing a drain system on the footer. Unfortunately, these particular methods require excavating and can be a handful for a DIYer.
There are different methods to use on the inside. Pros might dig trenches around the perimeter of the basement and install drains for groundwater to run through. There’s also the possibility of sealing the walls with a waterproof coating.
Exterior sealing involves working on the outside of the foundation walls. Because most of the foundation wall is typically buried below grade, this requires some excavation and careful digging. There are also different types of waterproofing materials used on the outside of the foundation, each with its own application method and tools. So how much does it cost to waterproof a basement from the exterior? There are a wide range of options and costs, with some reaching up to $15,000.
It’s also possible to waterproof a basement from inside. In general, this includes either sealing off the surface with a waterproof paint, controlling the flow of water into a drain, or keeping moisture from settling within the space. Each solution has its place, so it’s important for homeowners to consider them all.
Not all basements require waterproofing. In most cases, the standard damp-proofing methods can keep the basement dry. But homeowners who are unsure if they need basement waterproofing, there are some telltale signs to look for.
Typically, homeowners can look for stains on the walls or floor and they’ll tell them water was present. Discolorations in carpets, drywall, and wood surfaces would indicate that the water level either rose enough at one point to cause an issue. It’s also a good idea to keep a nose out for musty odors.
Any of these signs would indicate that it’s time to consider some waterproofing. Before looking into the cost to finish a basement, it is absolutely essential for a homeowner to solve any outstanding water issues to avoid costly repairs down the road. Also, those odors might be a sign of mold, which is not something anyone wants hanging around their subterranean spaces.
Noticing stains on the basement walls, floors, wood, or carpet is usually an obvious sign that water was present and it’s time to consider some sort of waterproofing to prevent it. Homeowners will want to keep track of where those stains are, as it might be possible to make waterproofing repairs in that area alone.
Efflorescence can look scary, but in and of itself, it’s rather harmless. This white, powdery substance is actually crystallized minerals (namely salt) that remain from after groundwater penetrates the basement walls or floor and then recedes. While the efflorescence is harmless, the water that brought it there might not be, and it’s worth considering waterproofing.
Other than wet, soaked surfaces, musty odors can be the telltale sign of water in a basement. Aside from finished spaces, basements aren’t particularly cozy. But they don’t become stinky and musty without a reason. The stale, soily smells can also be a sign of mold, so it’s probably a good time for a homeowner to find the smell and consider some waterproofing, and call one of the best mold removal companies (such as ServiceMaster Restore or ServPro) to take care of the problem.
Accumulating water on the outside of the home, whether it be the garden beds, the driveway, or even puddles in the yard, can be a sign of a high water table. While the table might ebb and flow throughout the year, this might be a sign that a homeowner needs to think about waterproofing.
Rust might not be the first thing that comes to a homeowner’s mind when it comes to concrete basements, but it’s certainly worth watching for. The humidity caused by water in the basement will settle on every surface, including steel drain pipes, metal pipe hangers, and other metal surfaces. That moisture will cause corrosion, so seeing rusty metal in the basement is a pretty good sign of a water issue.
Waterproofing a basement is a big project. While it can be within the capabilities of some very experienced DIYers, it’s not advised for the average homeowner, and it might be best to hire a professional. A contractor will be able to identify where the water is coming from and decide which method and products are the most appropriate. They’ll also be able to handle repairs on the exterior of the home, including excavating around the home and installing the waterproofing products properly.
And proper installation definitely matters. For many waterproofing systems, the manufacturer requires a licensed professional to install them. They’re so serious about this that they won’t warranty the product if a professional contractor didn’t install it. That means a homeowner could potentially rent the equipment and spend the time digging and waterproofing the basement only to find that it didn’t work and the finished basement flooded. Homeowners insurance may cover water damage provided it’s caused by a covered event, but the homeowner will have to pay to have the entire basement waterproofed again, and they won’t be reimbursed for their time. For all of these reasons, it’s wise for a homeowner to carefully consider the pros and cons of DIY vs hiring one of the best basement waterproofing companies (such as Basement Systems or B-Dry).
Basement waterproofing is not the most exciting element of basement remodel cost. However, there are some simple fixes homeowners can undertake to save some significant money on basement waterproofing cost.
Homeowners who decide to hire a contractor will want to ask some important questions before landing on one. Some questions for homeowners to ask include the following.
With all that background on basement waterproofing costs, homeowners might have some additional questions. This section will address the most frequently asked questions on the topic.
There are many different ways to waterproof a basement, including:
A homeowner can absolutely seal the interior of a basement. This is best done with a sealer or special paint with an acrylic or epoxy base. It’s also a good idea to use a concrete crack filler to take care of any cracks or separations in the floor or walls of the basement.
Most homeowners insurance policies will not cover waterproofing expenses. Because it’s likely insurance won’t even cover flooded basement cleanup costs, looking to insurance for coverage is probably not the answer to the water issue.
This decision will depend on a homeowner’s budget as well as where the water is coming from. The cost to waterproof a basement from the inside is typically lower, and this method will usually suffice for protecting the basement from humidity and moisture. If there are drainage problems on the home’s exterior, however, waterproofing on the outside will solve the problem at its source.
Depending on the method, most waterproofing jobs take between 1 and 3 days to complete. If excavation is needed, homeowners can expect the project to be on the lengthier side.
Waterproofing the basement may or may not increase home value; however, solving a water damage or moisture issue in the home’s basement will make it more attractive to potential buyers.
Sources: HomeAdvisor, Angi, Thumbtack, Fixr, HomeGuide
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