Where basement water usually comes from
- Foundation cracks: the most common source. Water runs down the crack and pools at the base of the wall.
- Tie holes: small round holes left from the concrete forms. They show up as wet spots in a neat pattern.
- The cove joint: where the wall meets the floor. Water seeps up along the edge of the slab.
- Window wells: water collects in the well and gets in around the frame.
- Grading and downspouts: if the ground slopes toward the house, or downspouts empty beside the wall, water ends up against the foundation.
Condensation can look like a leak too. Tape a square of plastic to the wall for a couple of days: water under it is coming through the wall, water on top is condensation.
Repair options
- Crack injection seals a leaking crack from the inside.
- Exterior waterproofing means digging down the outside of the wall and applying a membrane and drainage. It's bigger work, used when a whole wall is letting water in.
- Interior drainage collects water at the base of the wall and sends it to a sump pump.
- Fixing the outside first: regrading soil and extending downspouts is cheap and sometimes solves it on its own.
We'll tell you which one fits after seeing where the water comes in.
Why it's worth fixing now
Small leaks rarely stay small. Water behind finished walls feeds mould, rots framing and ruins flooring, and spring runoff in the Okanagan tends to show the problem at its worst. Fixing the source is usually much cheaper than repairing the damage.
Common questions
Is it a crack or condensation?
Tape a square of plastic to the wall for a couple of days. Water under it is coming through the wall; water on top is condensation.
Will home insurance cover it?
It depends on your policy and the cause. Check with your insurer before work starts.
What does it cost?
It ranges widely, from a single crack injection to digging out a full wall. We can give you a real number once we've seen it.
Send a photo of where the water is coming in and we'll tell you how to stop it. (250) 999-3602