Basements

[H-D cat]

We have recently been looking at houses in Lexington, many of which have basements. There are two houses that we are interested in now, one of which has a 'traditional' walkup basement where there's no access to the outside from the basement level. It has small windows, but of course does lack the natural light that larger windows would provide. We are also looking at one with a walkout basement. I've never lived in a house with a basement before so I'm short on experience here.

It seems that most prefer the walkout style, but of course they seem to have their drawbacks as well (limited backyard access on the main level, sloped lots). This particular lot is graded in a way that both the front and back yards are generally flat, with a fairly steep grade on the sides. To access the backyard, you do have to either go through the basement or down the deck stairs off the back of the main level.

We generally like the one with the traditional basement more, and it's less expensive for a similar house. According to the disclosures, both have systems in place to prevent leaks/flooding. The disclosure for the walkout says it has never leaked. The other had a leak ~10 years ago which was fixed and it hasn't leaked since. It's impossible to know for sure I suppose but the disclosures are what I have to go on.

Anyone have one type or the other and love it, hate it, wish they had the other type, or wish they didn't have a basement at all?

 

[80 Proof]

I prefer walkout basements to inground myself. They can typically be waterproofed with passive systems where an IG needs some sort of pump. Basically, if the power goes out during a big storm, it could flood. They do make battery backups and some that run off your city water pressure.

Walkouts also allow more options for finishing if you want to add a bedroom (egress for code requirements) and overall are typically a better setup for indoor air quality.

 

[gobigbluebell]

I think you know the right answer....you mentioned the traditional basement had leaks that were remedied. Don't get that one. You can inquire about what "system" was put in place to handle the leaks. My guess is it's a drain with a sump...if so, they dind't do anything to fix the issue, they just put a system in place to pump out the water once it enters the house. Why is water entering the house? You will want an expert opinion on that home's foundation if you choose to buy it....which you shouldn't. Under no circumstances should you buy a house that leaks over a house that doesn't. If all else is equal, there's a reason that house his cheaper.

Walkouts are better for a lot of other reasons anyway. Tell your wife burglars loveeeeee walkup basement steps if she's set on buying that house that leaks.

It seems that most prefer the walkout style, but of course they seem to have their drawbacks as well (limited backyard access on the main level, sloped lots). This particular lot is graded in a way that both the front and back yards are generally flat, with a fairly steep grade on the sides.

That drawback you mentioned is one big reason why that house won't leak.

However, the walkout has a pump system, too? I guess they're just extra careful and took all precautions to negate water, which is awesome as long as they're being truthful. If that house has sloping grade around it, waterproof system in place, and no history of leaks....make it easy on yourself and buy that one.

 

[buckethead1978]

Uh. All basements, walkout or not can develop leaks. Water intrusion can be fixed.

Mashburned. Are you saying you wouldn’t buy a house with a non-walkout basement that had a sump? They all need a sump.

OP, go with what you like. I’d say the walkout sounds better if all things are equal.
I’m not sure I would like dealing with a steep grade on the side of my lot. Also, walkouts can flood if the daylight drains get clogged up for some reason. I’ve seen it. And since people didn’t have a sump/backup endorsement then Insurance didn’t cover it.

 

[gobigbluebell]

No, I clearly stated I would not mess with the house that had a leak. Not worth it.

 

[jtrue28]

The house we lived in with a walk-out basement did not have a sump pump. Our current house with a traditional basement does have a sump and sewage ejection.

 

[joeyrupption]

Walkout basements are also preferable from a life safety perspective. I’d feel much more comfortable with someone sleeping in a basement with a walkout door rather than a basement with only egress windows.

 

[buckethead1978]

No, I clearly stated I would not mess with the house that had a leak. Not worth it.

I don’t know. I’ve lived in a house that had a leak. A company like United Dynamics came out and fixed the leak. It didn’t leak since.
It’s pretty common to develop leaks near chimneys or front porches. Those companies typically offer a couple solutions and warrant some solutions for life

 

[Cawood86_rivals]

Wakout basement easily the better option. Access is much better. Allows for many more options. Rental apartment. Mother in law quarters.

 

[ukalumni00]

Walkout basements is a no brainer. That said, I would not touch a basement that is built with concrete block and not poured walls. Of course, folks will say that with the right waterproofing concrete blocks will not leak but I would not take the chance. Even poured walls will crack and if they crack the right way water will enter. Personally, I would not buy a home with a basement since I cannot see how it was built and waterproofed unless that info can be provided in great detail. Did an immense amount of research on the subject before I built my walkout.

 

[jtrue28]

I will say that moving stuff in/out of basements is MUCH easier with a walk-out. A lot of times, delivery guys people look like they want to kill me when I tell them there's no other way into the basement then down the steps.

 

[80 Proof]

Walkout basements is a no brainer. That said, I would not touch a basement that is built with concrete block and not poured walls. Of course, folks will say that with the right waterproofing concrete blocks will not leak but I would not take the chance. Even poured walls will crack and if they crack the right way water will enter. Personally, I would not buy a home with a basement since I cannot see how it was built and waterproofed unless that info can be provided in great detail. Did an immense amount of research on the subject before I built my walkout.

There is virtually zero difference between block and concrete foundations when they are built right. Either can be faulty and crack too. I've built hundreds of homes both ways and hardly had an issue either way.

 

[LineSkiCat14]

If there is one thing I want for my next house.. it's a furnished basement. It's a must have during the COVID times and WFH.

 

[*CatinIL*]

I've lived in, owned both...IMO, go with the walk out.

 

[blubo]

I think you know the right answer....you mentioned the traditional basement had leaks that were remedied. Don't get that one. You can inquire about what "system" was put in place to handle the leaks. My guess is it's a drain with a sump...if so, they dind't do anything to fix the issue, they just put a system in place to pump out the water once it enters the house. Why is water entering the house? You will want an expert opinion on that home's foundation if you choose to buy it....which you shouldn't. Under no circumstances should you buy a house that leaks over a house that doesn't. If all else is equal, there's a reason that house his cheaper.

Walkouts are better for a lot of other reasons anyway. Tell your wife burglars loveeeeee walkup basement steps if she's set on buying that house that leaks.



That drawback you mentioned is one big reason why that house won't leak.

However, the walkout has a pump system, too? I guess they're just extra careful and took all precautions to negate water, which is awesome as long as they're being truthful. If that house has sloping grade around it, waterproof system in place, and no history of leaks....make it easy on yourself and buy that one.

My ig basement sump pump runs night and day from about november to the end of may. a few years ago i had one of the basement “waterproofer” companies come out and tell me what they could do to fix the problem. answer, for $21k they could eliminate my problem. solution—jackhammer a trench around the inside perimeter of the basement floor—and install two additional sump pumps, to which i refused. during the following months they called me twice, each time offering a reduced estimate. the last one was $9000. my solution—i replace my sump pump each year with a brand new 1/2hp zoeller pump for under $300. these waterproofing companies don’t eliminate the source of the problem.

 

[wildcatsboston1984_rivals]

My basement is kind of a blend. It's basically almost entirely underground but there is an outdoor staircase so you can access it from the outside. I will say though that the basement stays a fairly comfortable temperature year round, and when we've lost electricity in the summer, it stayed a semi-comfortable temperature even during heat waves. Meanwhile the upstairs was unlivable during said heat wave.

 

[Kaizer Sosay]

Walk out. But don’t go with the one that has steep grades on either side of the house.

 

[Tapemaster8]

We have recently been looking at houses in Lexington, many of which have basements. There are two houses that we are interested in now, one of which has a 'traditional' walkup basement where there's no access to the outside from the basement level. It has small windows, but of course does lack the natural light that larger windows would provide. We are also looking at one with a walkout basement. I've never lived in a house with a basement before so I'm short on experience here.

It seems that most prefer the walkout style, but of course they seem to have their drawbacks as well (limited backyard access on the main level, sloped lots). This particular lot is graded in a way that both the front and back yards are generally flat, with a fairly steep grade on the sides. To access the backyard, you do have to either go through the basement or down the deck stairs off the back of the main level.

We generally like the one with the traditional basement more, and it's less expensive for a similar house. According to the disclosures, both have systems in place to prevent leaks/flooding. The disclosure for the walkout says it has never leaked. The other had a leak ~10 years ago which was fixed and it hasn't leaked since. It's impossible to know for sure I suppose but the disclosures are what I have to go on.

Anyone have one type or the other and love it, hate it, wish they had the other type, or wish they didn't have a basement at all?

Ours is walk out and we like it!

 

[CB3UK]

I bought my house specifically because it has a walkout. Makes it easier for the band to lug their equipment in and out and keep them out of the old ladies hair and space. I don't know what the nonsense above about walkouts not having a sump. Why would anyone have a basement (mines poured) and not have a pump just in case?

 

[backbeatcat_rivals376595]

I have a walk-down, poured concrete with a sump pump. It hasn't leaked in 18 years and I'm fairly certain it won't -but I keep an eye on the sump pump...and listen for it working. I have had to do some fitting work on the outside PVC pipes that go to the street because they move around a little over time. No big deal.

I have a little bit of a unique situation for walk-down because I have a music studio in the basement. I think a walk-out would be more susceptible to noise coming through windows and doors. It is extremely quiet down in a walkdown with the right insulation etc...

That being said, I would still prefer a walk-out basement. The main reason is that a basement can be a great place to store things, get them out of your way to keep your upstairs from getting cluttered. A walk-out basement means not having to go up and down stairs with big heavy things like 100lb powered sub-woofer cabinets

 

[CatCall]

My ig basement sump pump runs night and day from about november to the end of may. a few years ago i had one of the basement “waterproofer” companies come out and tell me what they could do to fix the problem. answer, for $21k they could eliminate my problem. solution—jackhammer a trench around the inside perimeter of the basement floor—and install two additional sump pumps, to which i refused. during the following months they called me twice, each time offering a reduced estimate. the last one was $9000. my solution—i replace my sump pump each year with a brand new 1/2hp zoeller pump for under $300. these waterproofing companies don’t eliminate the source of the problem.

I had my basement flood twice in a relatively new home in a NICE development. Had a new, bigger sump well and pump installed after the first time. Mother nature laughed at that one... I brought in a company to jackhammer around the basement walls and put in a new drainage system. When they did, it was apparent that the builder had f'd up the foundation. The footer was clogged/blocked in several places. Without the 12K fix, I'd never have gotten relief. It does work!

 

[jtrue28]

I bought my house specifically because it has a walkout. Makes it easier for the band to lug their equipment in and out and keep them out of the old ladies hair and space. I don't know what the nonsense above about walkouts not having a sump. Why would anyone have a basement (mines poured) and not have a pump just in case?

I didn't build the house, just telling you how our walk-out basement was constructed. I agree that a sump should be necessary, but I guess the plumbing contractor felt otherwise. This house was built in 2004-2005, so maybe code has changed since then.

 

[CB3UK]

I didn't build the house, just telling you how our walk-out basement was constructed. I agree that a sump should be necessary, but I guess the plumbing contractor felt otherwise. This house was built in 2004-2005, so maybe code has changed since then.

I gotcha. I think having a pit is required, but as far as pump installation being mandatory it may not be. I could be wrong. My house was built in 03. Previous owner had a pump already in place and Ive stuck with it. I've got a decent grade on on one side of the house so I don't worry about water getting in much. Backyard has a nice gradual slope away from property to a field.

 

[vhcat70]

I stay out of basements. Full of 20-something gamers.

 

[JumperJack]

Walkouts are great for sneaky kids.

 

[Catman100]

Good luck bringing that pool table down to a basement without a walkout. That slate weighs a friggin ton.

 

[jtrue28]

Good luck bringing that pool table down to a basement without a walkout. That slate weighs a friggin ton.

The previous owners of our current home (traditional basement) had a pool table down here. They asked us if we wanted it when it came time for them to move out. We declined. Can only imagine what a pain that was to move.

 

[Tskware]

We have a walk out basement opens to a patio and back yard, much sunnier, can open the door and windows on nice days, in short, much more livable space. I doubt I would ever have an inground basement again, would almost just as soon have a crawlspace and not have to worry about water intrusion. But in ground or walk out can leak, as all the above posters have stated.

 

[joeyrupption]

We have a walk out basement opens to a patio and back yard, much sunnier, can open the door and windows on nice days, in short, much more livable space. I doubt I would ever have an inground basement again, would almost just as soon have a crawlspace and not have to worry about water intrusion. But in ground or walk out can leak, as all the above posters have stated.

That’s a great point about daylight.

Our walkout basement is actually a converted garage from the late 1920’s. So it had a small garage door opening that was later filled in with two French doors with a lot of glass. It gets a lot of natural light and is a great advantage over a “traditional” basement.

 

[BigBlueDave_rivals76951]

Good luck bringing that pool table down to a basement without a walkout. That slate weighs a friggin ton.

A friend received a pool table when his fil sold a bar at about the same time that my friend was building a new home.

They lowered the table into the inground basement right after it was poured and built around it.

 

[UKGrad93]

A friend received a pool table when his fil sold a bar at about the same time that my friend was building a new home.

They lowered the table into the inground basement right after it was poured and built around it.

I have an IG basement that I moved a large oak desk into by removing the egress window. I'll probably never get the desk out without cutting it into pieces.

As for the OP, I'd go with a walk-out basement. They are usually setup with a better drainage situation. I have an IG basement with a french drain around it and a sump pump. The sump pump only runs after having very heavy rains. It has never flooded, but the sump did get a rock in it once and stopped. Luckily, I was at home and was able to bail the sump pit. Also, my house sits at a higher elevation compared to my neighbors.

 

[awf]

My ig basement sump pump runs night and day from about november to the end of may. a few years ago i had one of the basement “waterproofer” companies come out and tell me what they could do to fix the problem. answer, for $21k they could eliminate my problem. solution—jackhammer a trench around the inside perimeter of the basement floor—and install two additional sump pumps, to which i refused. during the following months they called me twice, each time offering a reduced estimate. the last one was $9000. my solution—i replace my sump pump each year with a brand new 1/2hp zoeller pump for under $300. these waterproofing companies don’t eliminate the source of the problem.

Some do offer real solutions......after being in construction for my whole life.......I wouldn't give 15 cents to have a trench cut around the basement walls and adding sump pumps.......my friend had one of those companies (sic) fix his water problem.........the idiots covered the walls with Kydex......they lapped the top sheet over the bottom sheet......just the opposite of what should happen....my buddy ran them off and finished the job himself.......the epoxy injection system is the only one I would spend money on........

 

[awf]

The previous owners of our current home (traditional basement) had a pool table down here. They asked us if we wanted it when it came time for them to move out. We declined. Can only imagine what a pain that was to move.

We looked at a place in Springfield two weeks ago.......the guy stated that the pool table had to stay with the house........we didn't buy it......he had built it himself and it looked like it.......It was trimmed close and caulked to fit.......as a retired master carpenter......it would have driven me crazy to have to look at that every day.....

 

[gobigbluebell]

Every basement pool table eventually turns into a large laundry folding/sorting table.

 

[BlueRaider22]

Our garage and basement are on the same level.......so, it's not a traditional walkout......but you can walk into the garage and then out the backdoor to the backyard. We are on a slanted hill......so, no need for a sump. We don't have leaking from the standpoint of rain, storms, etc coming through the walls, etc. Our problem is that the septic tank drainage is only slightly lower than the basement bathroom. Soooo, if we get a strong storm.....if the septic lines don't drain fast enough, the tank will fill up and you can see the water rise in the basement shower, etc. But, once everything dries up, it's fine.

I love having a basement.....for emergencies, etc. Even with the problems that come with them.

 

[blubo]

Some do offer real solutions......after being in construction for my whole life.......I wouldn't give 15 cents to have a trench cut around the basement walls and adding sump pumps.......my friend had one of those companies (sic) fix his water problem.........the idiots covered the walls with Kydex......they lapped the top sheet over the bottom sheet......just the opposite of what should happen....my buddy ran them off and finished the job himself.......the epoxy injection system is the only one I would spend money on........

I’m not familiar with the epoxy injection.

 

[awf]

I’m not familiar with the epoxy injection.

They clean the crack out.......put ports in about every six inches.....use a hydraulic cement on the remaining crack....they they inject a two part epoxy starting at the botome port......working their way up when it starts oozing out of the next port up.....when they pull their injection gun out they take a tooth pick and plug up the port......when the epoxy sets up it is as tight as a drum.....it will never leak..........the last I knew my uncle used them and it was $300 a crack when they worked on a basement.......and that was 25 yrs ago.....

 

[blubo]

They clean the crack out.......put ports in about every six inches.....use a hydraulic cement on the remaining crack....they they inject a two part epoxy starting at the botome port......working their way up when it starts oozing out of the next port up.....when they pull their injection gun out they take a tooth pick and plug up the port......when the epoxy sets up it is as tight as a drum.....it will never leak..........the last I knew my uncle used them and it was $300 a crack when they worked on a basement.......and that was 25 yrs ago.....

Actually i have heard of that, after you described the process. a friend of mine had it done at his house. i don’t have seepage in my poured walls. my house seems to be sitting on a spring and when the level of the water table changes so does the rate of water flow into my sump. as long as i maintain a pump i don’t have problems. i also have a “sump jet” backup pump which works off of city water pressure through a siphoning action, which requires no electricity.