I live in a '50's house that had a severe leak this summer with our 14 plus inches of rain. I learned lots because I had to. 1. If we just seal the cracks, what happens to future rains that fall on clay soil with homes so close together? >>>>>>>>>>>Sealing your cracks will do nothing to stop your problem. (been there, done that). 2. Do we attack the outside and put in a drainage system only (fixing the grade on 2 sides as well)? >>>>>>>If you get estimates from people who install sump pumps, they will tell you that this is the only way to go. It MAY fix your problem, but it is not going to fix what is causing the problem (water coming in from the outside). If you get estimates from landscaping companies, they should give you a detailed estimate explaining how/why what they do will work. In general, you have a problem on the outside that needs to be fixed. Re-grading should do the trick. 3. Do we add exterior drainage and improve grade AND seal from the inside?>>.>>>No. 4. Do we need to pour new concrete in the basement? Can we get by with just patching the cracks? If new concrete is needed, how do we deal with the transition from unfinished to finished floor? Yes, new drywall walls are in place. No. I discovered by talking to a contractor that I trust with my life, that when these older homes were built, the walls of the basement were put in first, then the flooring was poured. Companies that built them, probably used watered down sealer, and it is now worthless with time. You also have a crack around the edge of your basement where the floor and wall meet, that's where your water is coming from. 5. What kinds of companies deal with this? Now that it's Dec. 1 and we're in the Chicago area, do we deal with this now weather-wise or do we wait til spring? I would get three estimates from a landscaping company and three from a company that installs sump pumps, just to get started on educating yourself. Sump pump companies will try to scare you into getting one of these things, but they are not in my opinion what you need. Don't be pressured into signing a contract or anything. Also, research the subject to death. You may also have improper gutters and down spouts (that I discovered are just as important as gutters. My house had both that were to narrow for the roof. Additionally, if you have very large bushes, trees, etc. planted along your house, the roots dig into the ground, and when it rains, the water follows the loose soil along the roots. A landscaping company should tell you what to do with all of this. Don't say anything, just ask them how they intend to fix the problem. Good luck! SG

If your lot is perfectly flat - you may need a sump pump installed in the basement. That sump pump would only run if there is a lot of water around the house and the exterior french drains get overloaded. We had a sump pump in our last house in the basement. Occassionaly when it would rain a lot - it would run. I think it helped to keep the basement from flooding. I would not want to have a new home and have to have interior french drains. Many times until the landscape/grading etc is complete there is the potential for water/dampness in the basement. Once the water is gone - for now I would run a dehumidifier to help dry out the block and concrete - otherwise you may get mold/mildew

When we bought our house there was evidence of water instrusion in the unfinished basement.The basement had paneling, ceiling tiles but a cement floor. It is made of cement block walls, and there was like your house a grading issue that was easily fixed with adding soil to that area and around the house and removing three large shrubs that were very close to the house. The biggest issue I suspect was that the gutters were not kept clean. In May the area experienced the most rainfall in two hours that it had seen in over 100 years. Many waterproofed basements were flooded (two destroyed), as well as our neighbor's who had recently waterproofed her basement for the second time and added French drains. She had a foot of water in her basement. This was the second time that she had to rip out her "mother in law suite." We had a small puddle of water. When you ask how big the real problem is I think that is unknown. Did you see evidence of water marks on the wood panels? How long ago were they put up? Can you take one down to look behind it and see water marks on the studs? Can you live with having an unfinished basement that might have a puddle every so often after heavy rains? I would never trust a basement to not leak again after it has shown evidence of a leak which is why I removed the paneling, the ceiling tiles, and keep mine unfinished even though it is has been dry except for that one rain. If you are counting on the basement as true living space then it may be an expensive and ongoing problem.

Kudzu and Joseph Corlett, he said that when he dug down he saw gravel. He didn't dig into the gravel, but assumed it was surrounding a drain. That area of the driveway does have water that doesn't flow away well during heavy rain. Not tons of it, but it is definitely the least well-drained section of the driveway. The driveway was installed about 8 years ago and it is better than before, but still not perfect. So, if he digs down and finds the drain, would you expect it be clogged and need to be removed and replaced? Would it be possible to tie it back into the existing line to the storm sewer (assuming it currently is)? Also, what type of waterproofing product or process do you recommend when he digs it up? Thanks again for your advice.