This is a bulding code question. What is code for waterproofing foundation and walls when 1st floor is 40 inches below grade on one side because of terracing buildind sites(side by side)?
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The 2012 International Residential Code discusses drainage.R401.3 Drainage. Surface drainage shall be diverted to astorm sewer conveyance or other approved point of collectionthat does not create a hazard. Lots shall be graded todrain surface water away from foundation walls. The gradeshall fall a minimum of 6 inches (152 mm) within the first 10feet (3048 mm).
Let me get the section on waterproofing
what about waterproofing(sealing walls) up to x inches above?
What about sealing (waterproofing) walls x inches above gradeline?
R405.1 Concrete or masonry foundations. Drains shall beprovided around all concrete or masonry foundations thatretain earth and enclose habitable or usable spaces locatedbelow grade. Drainage tiles, gravel or crushed stone drains,perforated pipe or other approved systems or materials shallbe installed at or below the area to be protected and shall dischargeby gravity or mechanical means into an approveddrainage system. Gravel or crushed stone drains shall extendat least 1 foot (305 mm) beyond the outside edge of the footingand 6 inches (152 mm) above the top of the footing andbe covered with an approved filter membrane material. Thetop of open joints of drain tiles shall be protected with stripsof building paper. Perforated drains shall be surrounded withan approved filter membrane or the filter membrane shallcover the washed gravel or crushed rock covering the drain.Drainage tiles or perforated pipe shall be placed on a minimumof 2 inches (51 mm) of washed gravel or crushed rockat least one sieve size larger than the tile joint opening or perforationand covered with not less than 6 inches (152 mm) ofthe same material.
Problem is in Glendora, CA. I am on the lower elevation terraced lot. My wall that encloses my family room, bedroom bathroom and garage is and is against the dirt for approx 40 inches. My home has been flooded by water from the lot higher than mine.
Here is the code requirement for waterproofing
R406.2 Concrete and masonry foundation waterproofing.In areas where a high water table or other severe soil-waterconditions are known to exist, exterior foundation walls thatretain earth and enclose interior spaces and floors belowgrade shall be waterproofed from the top of the footing to thefinished grade. Walls shall be waterproofed in accordancewith one of the following:1. Two-ply hot-mopped felts.2. Fifty-five-pound (25 kg) roll roofing.3. Six-mil (0.15 mm) polyvinyl chloride.4. Six-mil (0.15 mm) polyethylene.5. Forty-mil (1 mm) polymer-modified asphalt.6. Sixty-mil (1.5 mm) flexible polymer cement.7. One-eighth-inch (3 mm) cement-based, fiber-reinforced,waterproof coating.8. Sixty-mil (0.22 mm) solvent-free liquid-applied syntheticrubber.Exception: Organic-solvent-based products such ashydrocarbons, chlorinated hydrocarbons, ketones andesters shall not be used for ICF walls with expanded polystyreneform material. Use of plastic roofing cements,acrylic coatings, latex coatings, mortars and pargings toseal ICF walls is permitted. Cold-setting asphalt or hotasphalt shall conform to type C of ASTM D 449. Hotasphalt shall be applied at a temperature of less than 200°F(93°C).All joints in membrane waterproofing shall be lapped andsealed with an adhesive compatible with the membrane.
The section above gives you the options you can use to waterproof the exterior side of your foundation walls.
exterior foundation walls that retain earth and enclose interior spaces and floors below grade shall be waterproofed from the top of the footing to the finished grade
It appears that my home should not be leaking in water if the waterproofing was done and done properly to not deteriorate. The home was built in 1977. I was told that this happened at least once before in the past 10 ears or less. I have only been here since 2009.
What book of codesdoes this information come from?
What kind of a repair service would I need to find to fix this problem?
Thses are not common wall properties there is earth separation between each residence.
I am heading out to dinner right now (on East Coast time), can I get back to you with more detail a little later this evening?
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I look forward to your e-mail responses. You hsve been very professional and helpful.
The code sections I quoted were from the 2012 International Residential Code (IRC). Most all residential Building Codes that are adopted in the U.S. are based on the IRC. Since you are inc California, you will be following the California Building Code.Here is a link to the 2010 California Residential Code, SECTION R406 FOUNDATION WATERPROOFING AND DAMPPROOFINGhttp://publicecodes.citation.com/st/ca/st/b400v10/st_ca_st_b400v10_4_sec006.htmYou would need to have the exterior of your foundation wall investigated to see if the proper waterproofing was applied to the back of the wall. You would need to excavate several places around your foundation wall to expose the back of the wall to see how it was constructed. If there is not any waterproofing, you should have the entire wall excavated and waterproofing applied. You need to make sure you provide drainage pipes at the base of the footings and you backfill with free draining material.
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