What are the signs of water damage in a historic home (pre-1940s)?

Common signs of water damage in homes more than 80 years old include cracks in the walls or floor, water stains, mold or mildew, and a musty smell in the basement or crawlspace. If you notice any of these, contact a contractor right away, as water in your foundation can lead to even bigger problems down the road.

What is the difference between damp proofing and waterproofing?

Damp proofing and waterproofing are not the same thing. Damp proofing—an asphaltic spray coating applied to many mid-century homes—only prevents the transmission of water vapor, not liquid water. True waterproofing prevents liquid water from entering the home. Many homeowners with mid-century homes believe their home was waterproofed when it was actually only damp proofed, and that coating may now be 40–80 years old and degraded.

Can you waterproof a historic landmark home?

Yes. While homes listed on the National Register of Historic Places, designated as local landmarks, or located within a historic district may have some restrictions on exterior modifications, most waterproofing work is done on the interior and is generally not affected by those restrictions. In fact, some historic homes may qualify for grants, loans, and tax incentives that can help fund preservation work.

When is the best time to waterproof a new construction home?

The best and most cost-effective time to waterproof a home is during construction. However, even if your home is already built, waterproofing is still very much an option. Newer homes typically have less mature landscaping, making both interior and exterior waterproofing more accessible than in older homes.

What waterproofing solutions work for old homes?

Modern interior drainage systems and sump pumps often work very well on historic homes without disturbing the structure. Solutions include interior French drains and channel drains, crack injection for leaky basement walls, and crawl space encapsulation with vapor barriers. All of these can be completed without exterior excavation.

Is My House Too Old to Waterproof? The Truth for Every Era of Home

No one wants water in their basement or crawlspace. Whether your house is 100 years old, brand new construction, or somewhere in between, moisture in your home is never a good sign. But if your home is over a certain age, you may be wondering if waterproofing is even an option.

Good news: no home is too old to waterproof. Old houses may pose additional challenges, but a good contractor will still be able to assess the home and offer a solution that works. That solution just may look a little different than waterproofing a new home.

Your home's age is more than just a number. The age of your home can tell you a lot about how it was constructed. The materials and methods commonly used to build houses have changed over the years. A house that was built in 1920 is very different from one built in 2020. Because of these differences in construction, different approaches to waterproofing are also needed.

The truth is that every era of home—historic, mid-century, and new construction—has its own unique difficulties when it comes to waterproofing. Here we dive into the ways your home's age affects how it can be waterproofed.

Pre-1940s: Waterproofing Historic Homes for the Present Day

Historic homes were built differently. In the early 1900s, stone, brick, and rubble foundations were common. These homes were sturdy and constructed with high-quality craftsmanship. Nowadays, they are often found surrounded by mature trees and landscaping as well as close neighboring houses.

Signs of Problems

The main cause of water in these old homes is simply age. Many of them were built before waterproofing products even existed. Mortar joints deteriorate over the decades, letting in moisture, and water can even seep in through the masonry itself.

If your home is more than 80 years old, some common signs to watch for include cracks in the walls or floor, water stains, mold or mildew, and even just a musty smell in your home. Any of these could mean you have moisture in your basement or crawlspace. Contact a contractor right away if you suspect anything might be wrong. Water in your foundation can lead to even bigger problems down the road.

Challenges

These old houses often are the ones that need waterproofing the most, but they can be the hardest to work on. They require very careful assessment before choosing a waterproofing method. Because of how their foundations were built, the closeness of neighboring homes, and the presence of mature trees and landscaping, excavating as you would around a modern home is not always possible. Stone, brick, and rubble foundations behave very differently from modern concrete ones, and using the wrong product can actually seal in moisture and make the problem worse.

One more concern worth noting for these houses is that of historic preservation. Some homes built during this time are considered historical landmarks or are protected by local preservation societies. Not all homes of this age are officially "historic," and those that aren't have full freedom to waterproof however they choose. But homes listed on the National Register of Historic Places, designated as local landmarks, or located within a historic district may have restrictions on what can be done.

However, restrictions on historic homes tend to focus on exterior design issues rather than interior treatments. Since most waterproofing work is interior, these restrictions are less likely to be a problem than other modifications. In fact, some historic houses may qualify for grants, loans, and tax incentives to conform to historically authentic standards, so you could receive assistance in funding the work.

Solutions

The good news is that modern interior drainage systems and sump pumps often work wonderfully on historic homes, all without disturbing the structure. Interior drainage systems like French drains and channel drains collect the water and direct it safely away from the basement. Crack injection can stop leaky basement walls, and crawl space encapsulation can stop moisture with vapor barriers. All of these interior waterproofing solutions can be completed without excavation.

1940s-1980s: Updating Aging Homes With Waterproofing

By the middle of the 20th century, home construction saw some improvements. Poured concrete foundations became standard, and damp proofing (an asphaltic spray coating) was applied to new homes. Although an improvement over nothing, damp proofing is not the same as waterproofing. Damp proofing only prevents the transmission of water vapor, not liquid water.

Signs of Problems

Homes built between the 1940s and 1980s face a unique combination of problems. Although not as old as historic homes, they're still old enough to show some wear and tear. On top of that, they were often built more quickly and cheaply than older homes because construction speed was prioritized over lasting durability.

Another common issue is that homeowners confuse damp proofing with waterproofing. Because of this confusion, many people believe their home was waterproofed when it really was only damp proofed. On top of that, the damp proofing from this time is now 40-80 years old, meaning much of it may have degraded. Water can easily slip in, but since homeowners believe their homes are waterproofed, they may not seek assistance right away, letting the problem get worse.

Mid-century houses may be in better shape than their historic counterparts, but they can still face problems. Musty smells, mold and mildew, and even pest infestations are important signs of water damage to watch for. Wall and floor cracks may be less common, but they are still a concern. It's important to be vigilant with homes of this age to catch problems early.

Challenges

These houses face some of the same challenges as historic homes. They have been around long enough to have mature landscaping, making excavation difficult. In some cases, the landscaping has even shifted to direct water toward the home, making any moisture issues worse.

The way these mid-century homes were built leads to some additional challenges as well. Many of them feature radiant heating with pipes buried inside the concrete slab floors that can be damaged during waterproofing. Design choices such as sunken living rooms can create unique entry points for water to pool at the lower levels of the home. And some homes have irregular, three-piece foundations that make installing standard drainage systems more difficult.

Solutions

Just like historic homes, mid-century homes often benefit from interior drainage systems and sump pumps. An experienced contractor can work around challenges like radiant heating and irregular foundations. And although mature landscaping can make it more difficult, exterior waterproofing—excavating and applying a membrane—is also a good option. Similarly, ensuring your yard has proper grading so the ground slopes away from your home can be extremely helpful as well.

1990s-Today: New Waterproofing Solutions For New Construction

"New" doesn't automatically mean "good." Yes, in general, new homes are in the best shape when it comes to waterproofing, but that doesn't mean they're immune to problems. Builders are required to apply some form of moisture protection to new construction, but as we discussed before, damp proofing is not the same as waterproofing. Since homeowners expect their new homes to be waterproofed, they're often unprepared when problems do arise.

Signs of Problems

All of the signs of water damage we previously discussed—mold and mildew, musty smells, pest infestations, cracks, water stains, and more—can also appear in newer houses. Even though these homes have had less time to settle or degrade, it's still important to keep an eye out for any potential issues so they can be fixed before they get worse.

Challenges

During construction is the perfect time to waterproof a home. However, since the best options can be expensive, homeowners sometimes skip high-quality waterproofing systems and choose cheaper, lower-quality options instead. Similarly, new construction often prioritizes speed over quality work, leading to unnecessary problems. Fixing these problems can be harder than it would have been to prevent them in the first place.

Solutions

The best and most cost-effective time to waterproof your new home is while it's being constructed. And even if your home is already built, since newer homes have less mature landscaping, interior and exterior waterproofing are both great options. Now is a great time to make sure your home is protected from future water damage.

Protect Your Home, Whatever Its Age

No matter how old your home is, it's never too late to waterproof it. Preventing water damage now is always better than managing problems later. Don't let the age of your house stop you from protecting it.

If you've noticed signs of water damage—or if you just want to be proactive—My Foundation Repairs will connect you with a trusted local contractor near you. Visit our website or give us a call today. Don't wait for water problems to get worse. Historic, mid-century, or new construction, protect your biggest investment for years to come.