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Old 01-11-2017, 02:08 AM   #1
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Mold/wetting on basement walls, condensation?


Hey,
I would like to finish my basement but there seems to be a slight water problem. I've had a few "basement water companies" give advice and I get different answers. Thought I would post here, I havent found someone with similar issue.

This is a 10 year old home in Wisconsin, poured concrete walls. Not sure if there was foam on the exterior of the foundation walls but it has that black sealant I can see on some of the exposed foundation. I run a dehumidifier in the basement year round now.

The North wall of the basement is partially exposed. This wall seems to get "wet" and grows mold/spores on the interior. I recently noticed that now in the winter, the moisture seems to be originating on the part of the wall that is above ground level.

One guy is telling me that its a condensation issue, not a grade issue or downspout gutter issue and I think this makes some sense to me. I would like to know your opinion.

What can I observe, test or measure to ensure exactly what the problem is? Would an IR camera tell me anything? My fear is that if I finish the basement, this moisture will mold. But on the other hand, insulating the walls might cure the condensation if in fact that is what is causing the moisture but how do I know?

I dont quiet understand why only these corners get wet while the rest of the exposed basement wall does not?
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Mold/wetting on basement walls, condensation?-img_1839-1-.jpg   Mold/wetting on basement walls, condensation?-img_1840-1-.jpg   Mold/wetting on basement walls, condensation?-img_1843-1-.jpg   Mold/wetting on basement walls, condensation?-img_1844-1-.jpg  

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Old 01-11-2017, 05:03 AM   #2
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Re: Mold/wetting on basement walls, condensation?


QUOTE: One guy is telling me that its a condensation issue, not a grade issue or downspout gutter issue and I think this makes some sense to me. I would like to know your opinion.
************************************************** ****
That one guy is correct.
You really don't need an IR camera as the surface appearance has already told what needs to be known.

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Old 01-11-2017, 07:00 AM   #3
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Re: Mold/wetting on basement walls, condensation?


+1

Appears to be a condensation issue as long as you have confirmed that the gutter drain is unplugged and flowing properly.
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Old 01-11-2017, 10:04 AM   #4
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Re: Mold/wetting on basement walls, condensation?


Thanks guys,
Yes I originally thought it was something with the downspouts but since the moisture is all above grade, it seems to be something else. The downspouts are flowing out the exit from what I can tell from the rain we have had here recently.

So you think just cleaning and insulating it will be fine?

I thought Fig 11 in this attached picture was similar to my situation
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Old 01-11-2017, 10:30 AM   #5
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Re: Mold/wetting on basement walls, condensation?


Just a note, there are several sources of moisture, liquid water, moisture vapor, and condensation. Liquid water can turn to moisture vapor and pass right through concrete, even with that tar coating on the outside. Often it evaporates before you see it so the basement LOOKS dry. But your need to run a dehumidifier tells you that moisture is getting through.

Here is a good like for some basics on basements. I especially like his intro, basements were never intended to be finished.
https://buildingscience.com/document...ts?full_view=1

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