Concrete and masonry foundations are not watertight. Water moves through cracks, joints, pipe openings and the porous material itself, and in Vancouver's wet season the soil around a foundation can stay saturated for months. Foundation waterproofing addresses that by sealing the places where water gets in and by managing the water around the foundation so less of it reaches the wall in the first place.
Types of foundation cracks
Not every crack means the same thing, and the type decides the response:
- Hairline vertical cracks are common as concrete cures and settles, and many only matter if they leak
- Active leaks at a crack can be sealed by injection, either with a flexible polyurethane, which suits cracks that leak, or with epoxy, which can bond a crack
- Horizontal cracks, stair-step cracks in block, or a wall that bows inward can point to pressure or movement. Those are structural questions, and a structural engineer should assess them. We focus on moisture and will tell you when a crack needs an engineer
Ways to waterproof a foundation
- Crack and joint sealing: stops leaks at the point of entry
- Exterior waterproofing: excavating to the footing, cleaning and sealing the wall, applying a membrane and adding drainage, so water is stopped before it reaches the wall
- Interior drainage: collects water that does reach the foundation and moves it to a sump
- Drainage outside: gutters, downspouts and grading that reduce how much water reaches the foundation
- Sealing penetrations: pipes, cables and window wells that pass through the wall
When to act
Foundation moisture rarely fixes itself. Water moving through a wall can carry minerals that stain and weaken masonry surfaces, encourage mold, and over time can damage finishes and framing. Dealing with it early keeps the repair smaller.
Signs to look for
- Visible cracks that weep or leak during wet weather
- Damp patches or staining on foundation walls
- White mineral deposits, called efflorescence
- Flaking or spalling concrete or masonry
- Water at the joint where the wall meets the floor
- A musty smell in a basement or crawl space
Related services, guides and areas
- Often combined with: basement waterproofing, exterior drainage systems and interior waterproofing solutions
- Guides: signs of moisture problems after heavy rain, which explains how to tell different cracks apart, and soil, groundwater and drainage near the Columbia River
- Where we work: Hazel Dell, Orchards, Felida, Uptown Village and Downtown Vancouver
Seen a crack or damp patch on your foundation? Contact us and describe it.
Foundation Waterproofing Services We Offer
✓Crack Injection
Sealing active cracks from the inside with a flexible polyurethane or an epoxy, chosen for the type of crack.
✓Exterior Membrane and Drainage
Excavating to the footing, sealing the wall, applying a membrane and adding drainage so water is stopped before it reaches the foundation.
✓Interior Drainage and Sump
A drain at the footing that collects water reaching the foundation and delivers it to a sump pump.
✓Pipe and Penetration Sealing
Sealing where pipes, cables and window wells pass through the foundation wall.
✓Exterior Drainage Corrections
Gutters, downspouts and grading that move water away from the foundation.
Foundation Waterproofing Cost in Vancouver, WA
| Service | Typical Range | What Affects It |
|---|---|---|
| Crack injection | Call for an estimate | Depends on the number, length and location of the cracks. |
| Interior drainage and sump | Call for an estimate | Depends on the length of wall involved and the finishes. |
| Exterior membrane and drainage | Call for an estimate | Depends on depth, access and how much of the foundation is exposed. |
| Penetration sealing | Call for an estimate | Depends on the number and type of openings. |
Ranges are typical for Vancouver, WA and confirmed with an exact written quote before any work starts.
How it works
- 1
Inspection
We look at the foundation inside and out, including cracks, joints, drainage and the grade around the house.
- 2
Finding the cause
We work out whether the issue is a crack, a joint, surface runoff or groundwater, and whether any crack needs a structural opinion.
- 3
Explaining the options
We explain the options that fit, what each one does and what it does not do.
- 4
Repair and testing
We carry out the agreed work and test drains and pumps where they are installed.
Pricing
Cost depends on how much of the foundation is involved, access, depth and the method needed. We give an estimate once we have seen the problem.