Re: 123 Old Street, Toronto, Ontario

An inspection was performed at the above-captioned dwelling on April 1, 2000. The purpose of the inspection and this report is to define the scope of work required to prevent water penetration through the basement foundation and basement floor slab.

Observations

Water penetration into the basement was noted at the following areas:

a.) evidence of minor seepage was noted at the middle of the east wall of the rearmost section of the basement;

b.) water penetration was evident near the base of the basement stairs -- the source appears to be the window-well along the west wall;

c.) seepage was noted at the east side of the fireplace foundation in the rear room of the basement -- it is important to note that since this area is not near an outside wall the water here cannot be attributed to foundation-wall cracks;

d.) with the use of a high sensitivity moisture meter, it was determined that a significantly higher moisture content was evident in materials closest to the basement floor while materials which are approximately 1 foot away from the floor displayed readings which were typical of normal basements. These readings were taken on inside walls -- far from any exterior walls where a high moisture reading would indicate a leaking foundation.

It was indicated at the time of the inspection that an underground stream exists or did exist at close proximity to the dwelling. The presence of this water source can lead to the conditions expressed in items c.) and d.).

The roof was accessed to determine if there were any apparent problems with the roofing systems or with the chimney. There did not appear to be any conditions at roof level which would lead to uncontrolled water in the basement.

Recommendations

1. To correct the water penetration through the rear east wall of the basement the following steps are recommended:

(i.) fully excavate the length of the wall to the footing at the base of the wall;

(ii.) suitably "waterproof" the outer face of this wall (below grade);

(iii.) install weeping tile (holes down) at the base of the footing and connect into the floor drain in the rear room of the basement.


Note: The procedure will require breaking up the floor slab on the inside.

It is understood that previous excavation and waterproofing has been done on this wall, however, the excavation only went approximately 3-4 feet below grade and therefore the entire wall (below grade) was not waterproofed.

2. To correct the water penetration through the west wall (seepage flows into basement at base of basement stairs) the following steps are recommended:

(i.) excavate the wall to the previous waterproofing work (toward the rear) and excavate toward the street as much as possible, excavate fully to the footing;

(ii.) suitably "waterproof" the outer face of this wall (below grade);

(iii.) install weeping tile (holes down) at the base of the footing and connect into previously installed tile at the rear of the west wall.

Note: The newly installed tile must discharge its collected water into the floor drain at the rear of the basement.

3. To correct the previous water penetration through the rear wall of the basement the following steps are recommended:

(i.) fully excavate the length of the wall to the footing at the base of the wall;

(ii.) suitably "waterproof" the outer face of this wall (below grade);

(iii.) install weeping tile (holes down) at the base of the footing and connect with weeping tile at both ends of the wall.

4. To correct water penetration which is collecting at the base of the fireplace foundation, the following steps are recommended:

(i.) break up the floor slab along the effected area near the fireplace;

(ii.) excavate to a depth of approximately 18", and install approximately 5" of 3/4" gravel at the base of the excavation trench;

(iii.) install weeping tile (holes down) and connect into the nearby floor drain;

(iv.) backfill the trench and suitably patch the floor with concrete.

General Comments

A sump pump may be necessary to channel the ground water away from the underside of the basement floor. However, the aforementioned procedures must be undertaken regardless so that if a sump pump system is indeed necessary in the future no "double work" will have been done.

After the scheduled work is fully completed the situation should be further analyzed in the spring. It is in the springtime when the groundwater is at it highest level.

When the outside work is performed, it is important to note that 6" of gravel is required at the underside of the weeping tile along with a synthetic cover atop the tile to prevent any soil from interfering with the natural drainage process. In addition, ensure that the final grade is noticeably sloping away from the house foundation. The excavated soil should also be seeded or sodded to prevent any erosion.

Should you have any concerns regarding the opinions and recommendations stated in this report, we encourage you to contact us prior to undertaking any work associated with our report. This will help you to avoid any unnecessary work, labour or cost.

Thank you for your consideration of Baker Street Home Inspection Services. If we can be of any further assistance, please do not hesitate to call.

Yours very truly,


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Jeff Clarke, RHI, CET