Basement crack repair and drainage
Water and clay drive most foundation trouble around Lawrence. Sealing cracks and controlling water protect the structure as much as any pier.
Basement crack repair and drainage seal leaking foundation cracks and manage water around and under a basement so the walls and floor stay drier and steadier. It's for Lawrence and Douglas County homeowners with cracks that leak after storms, water at the base of walls, or a sump that can't keep up. We connect you with a foundation or waterproofing contractor who looks at both the cracks and where the water comes from.
What are the signs?
- Water entering at a crack after heavy rain
- Damp lines or puddles where the wall meets the floor
- White mineral deposits on walls
- A musty smell or high humidity in the basement
- A sump pump that runs constantly or not at all
- Downspouts that empty right next to the house
Why do Lawrence basements leak?
Heavy rain falls on clay. Lawrence averages about 39.4 inches of precipitation a year, and clay soils like the Martin series common in Douglas County are very slow to drain. Water collects in the looser backfill next to the foundation and presses on the wall, finding any crack or joint. On low ground, especially in the river valleys, a high water table adds pressure from below.
What are the options?
- Crack injection. Polyurethane for leaking cracks, epoxy where a crack needs to be glued back together structurally.
- Outside fixes. Gutters, downspout extensions and regrading so soil slopes away from the house.
- Interior drain tile and sump. A drain channel around the inside perimeter of the floor that carries water to a sump pump.
- Exterior waterproofing. Excavating to membrane the outside of the wall and add a footing drain.
Which of these need a permit in Lawrence?
According to the city's foundation repair guidelines, minor maintenance such as waterproofing, crack injection and mudjacking may be exempt from a permit if it meets the city's rules for ordinary repairs. A basement drainage system does need a building permit, with a floor plan showing where the system goes. Each sump pump needs its own branch circuit with a single receptacle, can't run on an extension cord unless the cord is listed for that use, and needs a separate electrical permit or an electrical contractor listed on the building permit.
What affects the cost?
Number and length of cracks, linear feet of drain tile, sump and discharge location, electrical work, concrete removal and replacement, finished space, and exterior grading or excavation. We don't quote prices; the contractor sets them after seeing the basement.
Where we connect you with help
Common questions
Does crack injection need a permit in Lawrence?
Crack injection and similar minor maintenance may be exempt if it meets the city's ordinary repair rules. Confirm with the city for your job.
Can my sump pump plug into an extension cord?
Not under Lawrence's guidelines, unless the cord is specifically listed for that use. The pump needs its own branch circuit with a single receptacle.
Will drainage fix a bowing wall?
Drainage reduces the pressure that causes bowing, but a wall that has already moved usually also needs anchors, beams or straps to hold it.
Related services
- Bowing basement wall repair
- Limestone and brick foundation repair
- Foundation piers and underpinning
- Sagging floor and crawl space support
More background: Douglas County foundation repair guide.
Wall bowing in, mortar crumbling, or floors starting to sag?
Call and a foundation contractor who works in Douglas County will take a look and explain your options.