Basement Waterproofing & Foundation Repair in Troy, MI

We work in Troy, about 14 miles from our base in Farmington Hills. Basement waterproofing, foundation repair and drainage, each starting with a free inspection and a written quote.

From farmland to a city, 1955 to 1980

Troy became a city in 1955. A history of those years published by the Troy Historic Village describes the city growing out of cornfields and cow pastures, from 13,217 people in 1955 to 67,102 in 1980. Much of that growth was new subdivisions on what had been farmland.

Houses from that boom are now roughly 45 to 70 years old. That is the age when original sump pumps, crack sealant and drain tile have usually done their time, and when settled backfill starts sending water toward the house instead of away from it.

Soil that does not drain well

The same history notes that the township's soil did not percolate or drain well, which is why septic fields had to be large enough for wastewater to drain away as subdivisions filled in at higher density. Ground that drains slowly holds water against foundation walls after a storm or a thaw, and that steady pressure is what pushes water through shrinkage cracks and the joint where the wall meets the floor.

When we inspect a Troy basement we look at where the water shows up inside and at what the ground, gutters and downspouts are doing outside. Often part of the answer is outside the house.

Inside, slow-draining soil shows up as a damp line along the bottom of the wall, efflorescence on the concrete, or water in one corner after heavy rain. Each points to a different cause, which is why we read those signs before suggesting a fix.

Where the water goes

A shallow branch of the Rouge River once flowed through the northwest part of the old township. Gutters and storm drains carry it off well until a downspout empties at the corner of the house or a yard pitches toward the foundation. Then the water goes into the soil right next to the wall, where the slow-draining soil holds it.

Buried gutter extensions and a proper slope away from the house can fix a wet basement without a bigger system. A simple check after the next heavy rain: if water pools within a few feet of the wall where a downspout ends, start there. If your house needs more than that, we say why in the written quote.

Winter adds its own problem. A sump discharge line that runs across the lawn can freeze solid in a Michigan cold snap, and a pump with nowhere to send water either burns out or lets the pit overflow. A freeze-safe fitting and a line that is buried and sloped keep the water moving all year.