We can't keep the water out

Q. We have a leaking foundation in our new house. The builder says the problem is caused by our patio, though they do admit that because the house was built in sand, it didn’t require tar waterproofing because it’s concrete, and the patio slopes to the house, so water gets in. I need to know how to stop the water. The house is brand new and the basement can’t be finished because it’s wet most of the time. What can we do?

A. I was in disbelief that anyone would expect concrete foundation walls, in sand, to drain so well that waterproofing wouldn’t be necessary. So I looked at your house. I saw waterproofing and determined that the patio was level, not sloped. I believe your builder/developer dismissed your claim without explaining or showing simple code knowledge.

The building codes must be followed by every architect, engineer, contractor, tradesperson, handyman and homeowner, and carefully outline most construction. They cover just about every aspect of loss prevention for building components, property and lives, but only when the codes are adhered to. The codes state that the land must slope away from the house (not toward it) unless drains, diverters or collectors are in place to direct the water to a holding place. Even with nothing in place to direct water, the codes clearly require foundation walls to be waterproofed with impermeable barrier protection, and all penetrations to be sealed. The codes address several types of membranes and tar-like bitumen materials that shall be applied from the foundation footing to the finished grade.

And why do they do this? Because the code’s writers understand that concrete, in its cured state, acts like a sponge. It draws water into the voids between the particles that hold it together. The wall isn’t solid, and it truly isn’t waterproof without the aid of either additives (which have a lifespan) or a coating. To tell you that they didn’t apply waterproofing because sand is such a good draining material is irresponsible and unacceptable, and also turned out not to be true. We uncovered a spot where mulch was spread up against the house, took a wet paper towel and wiped soil away to reveal that the black tar waterproofing was really there.