From the Bottom Up: Keep Your Basement Dry This Fall and Winter

Historic brick homeowners sometimes mistakenly believe their basements are destined to be somewhat wet. They are often willing to overlook chronic dampness since the alternative -- water running down the walls and puddles on the floor -- is a much worse scenario. However, your historic home’s basement shouldn’t be damp. In fact, it’s a sign that your home needs some preventative maintenance in order to prevent the wet conditions that can seriously damage your property. Finding the source of the basement dampness and repairing it with traditional tuckpointing will keep your foundation dry.

Look Up to Track What’s Going Down

Even if your basement is brick, the condition of the above-ground brickwork can still significantly impact the basement's dryness.  Water that seeps into the brickwork above ground can travel downward through the walls. If there are cracks or gaps in the mortar joints, water can infiltrate and follow gravity, moving through the wall cavity until it reaches the basement. Over time, this moisture can cause the basement walls to become damp.

The area behind foundation plantings, especially if frequently watered, is susceptible to mortar erosion and capillary action. Unlike obvious gaps, capillary action is when the tiny holes in brick and mortar draw moisture in. Under normal conditions, this isn’t a problem, as capillary action also works in reverse, and the brick dries out. But if it remains wet, the moisture can move further into the brick, potentially causing dampness inside.

Traditional tuckpointing above ground improves the overall water resistance of your historic brick home's exterior and keeps your basement clean and dry.

Addressing Problems Below Grade

If the exposed portion of the house is in tip-top shape but the basement is still damp, it presents a unique challenge. Although tuckpointing below grade is possible, working with a historic brick home specialist is essential. They can help you identify any sources of water that can be channeled away from the foundation, and they can help determine if more extensive foundation repairs are needed. If so, they can connect you with a foundation specialist. These professionals can address drainage and waterproofing and restore your basement to prime condition.

How Historic Brick Tuckpointing Keeps Basements Dry

Traditional tuckpointing is a specialized repair technique to restore historic brick and mortar joints. The old mortar is removed and replaced with a fresh mixture to keep water out and enhance curb appeal. 

Modern-day mortar mixes are not compatible with historic brick and can cause more harm than good. Historic brick is softer and more porous than modern bricks, and modern mixes exert too much compressive force, resulting in damaged bricks. The traditional lime-based mortar moves and expands with the bricks, reducing the likelihood of cracking and other damage. The lime-based mortar also allows moisture to evaporate so water doesn’t become trapped in the brick. This helps prevent efflorescence and winter spalling.

An expert in historic brick understands the unique needs of historic brick homes regarding construction, repair and maintenance. They can help determine the extent of the issue and the best approach, whether that involves above-ground tuckpointing, below-grade work or additional water-mitigation solutions. With professional tuckpointing, you can be sure the basement of your historic brick home will stay free from dampness for a long time to come.

If mitigating or preventing water damage in the basement of your brick home is on your to-do list, call Renaissance Development to arrange an appointment.  We are experts in traditional tuckpointing methods for historic brick homes in the DC area.