So our inspector just finished yesterday and found water staining on the basement walls and some warped baseboards on the main floor near the back of the house. He said there's evidence of past water intrusion but couldn't tell if its been fixed or if its still happening. The seller disclosure says 'no known water issues' but the stains are pretty obvious?? My husband thinks im overreacting but this feels like it could be a huge money pit. Has anyone bought a house with water damage signs and lived to tell about it?
8 Comments
Water staining doesnt necessarily mean an active problem. Could be from years ago before gutters were fixed or grading was corrected. The key question is whether its currently leaking. Ask your inspector if the stains felt damp or dry. You can also get a moisture meter reading to check current levels. If its all old and dry, its cosmetic. If its still wet, thats a different conversation.
he said it seemed dry but recommended a waterproofing specialist take a look. is that something i should do before closing or after?
100% before closing. get a waterproofing company out there for a free estimate. most of them will inspect for free hoping to sell you a system. even if you dont use them, youll know what youre dealing with. knowledge is leverage in negotiation
The seller disclosure saying no known issues when theres visible staining is a red flag imo. Either they genuinely dont know (possible if they never used the basement much) or theyre being dishonest. We had a similar situation and it turned out the sellers had painted over mold and water stains before listing. Got a credit for $4,500 at closing and fixed it ourselves for about $3,200. So it worked out but the dishonesty part still bugs me.
I do basement waterproofing for a living so take this with a grain of salt since i obviously have bias. But water staining plus warped baseboards upstairs usually means water has been coming in for awhile. The warping means its not just a one time event. Interior drainage systems run about $3,000-8,000 depending on linear footage. Exterior excavation and membrane is more like $10,000-15,000. Get at least 3 quotes and make sure they explain what specifically is causing the water entry.
this is good info. we paid 6k for interior french drain and sump pump last year and havent had a drop since. totally worth it but you want to know the cost before you commit to the house
Your husband isnt wrong that it might be fine, but youre also not wrong to want answers. Ive seen deals fall apart over water damage and ive seen buyers get great houses at a discount because others walked away over fixable water issues. The warped baseboards concern me more than the basement staining tbh. That suggests prolonged moisture on the main floor which is unusual. Definitely get a specialist evaluation before you decide anything.
Check the grading around the house. Seriously like 70% of basement water problems are just bad grading and gutter issues. If the ground slopes toward the foundation or the downspouts dump right next to the house, thats probably your culprit. Sometimes a few hundred bucks of dirt and downspout extensions fixes everything. Not always but its worth checking before you assume worst case.