If you're like many homeowners, keeping water and moisture out of a basement or crawl space (especially during certain times of year) can be a problem. In fact, basement water is the second most common home owner problem next to roof leakage.

But there are several stop-gap measures as well as potentially permanent solutions for curbing water problems. First, consider the lay of the land surrounding the house. Grading part or all of the property next to the house may solve the problem since it diverts water away from the house, keeping the foundation dry.

A second solution could be to seal the foundation from the outside.

While more expensive than applying coatings on the interior of the foundation, it usually provides a more long-term, permanent solution.

But not all coating systems are equal. In fact, they are categorized by whether they provide "damp-proofing" or "water-proofing". Damp-proofing only resists the passage of water. Most homes, even new ones, receive only damp-proofing, usually with an asphalt emulsion.

Water-proofing, on the other hand, actually resists water flow under pressure (such as hydrostatic or ground water pressure) which can often be very forceful as well as damaging. This is the type of damage that comes with flash floods and other acts of nature. Materials used for water-proofing include cement coatings and polymer modified asphalt and are, of course, more expensive than those used for damp-proofing.

How do you know which material and application will best suit your foundation moisture problems? The answers lie in the severity of the problem, the depth of the water table as well as whether you're seeking a short or long-term solution.

A good place to begin your search for answers is to consult an expert through the Associated General Contractors (AGC) in your area and/or by searching in the yellow pages under the headings of "contractors/building" as well as "waterproofing".

By consulting with several contractors before deciding on a remedy, you'll find the best answers to mend your home's problems as well as keep your pocket book intact!

Published: April 14, 2000

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Julie Garton-Good, DREI “The Frugal HomeOwner™” As a syndicated newspaper columnist, author and international speaker, Julie Garton-Good DREI, C-CREC™, is called “America’s Home Affordability Expert”, addressing more than 25,000 persons annually on topics of real estate industry trends and home affordability. She is the author of five real estate books and is the sole two-time recipient of the international "Real Estate Educator of the Year" award from the Real Estate Educators Association. In 1997, The National Association of Realtors® nominated Julie as one of the fifty most influential people in the real estate industry. She shared the list with only three other women.