When I look into how long exterior basement waterproofing systems – such as the tar membranes commonly found on Lynchburg homes – are expected to last, the typical answer is 20 – 30 years. That might sound reassuring at first, until you realize that 20 to 30 years ago includes the early 2000s. That’s still “new construction” in a lot of people’s minds.
So what does that mean for the thousands of homes in Lynchburg that were built in the 1960s, 1950s, or even 100-plus years ago? In short: there’s a good chance your basement leaks during heavy rain. If yours stays dry and you haven’t done anything to it, count yourself lucky! But if your basement does get damp, don’t worry – there are several things you can try before resorting to costly foundation excavation and membrane replacement.
Start outside
- Clear those gutters: Make sure your gutters are free of debris and that water is flowing properly through the downspouts. You shouldn’t see water pouring over the edges like a waterfall during a storm.
- Extend your downspouts: The easiest and most effective thing you can do is direct water away from your foundation. Add extensions to your downspouts so they carry water at least six feet from your home. Otherwise, all that roof runoff ends up soaking the ground right next to your basement walls.
Check your grading: Take a walk around your home and make sure the ground slopes away from the foundation. If you notice it slopes toward the house, regrade it using a shovel, hoe or heavy rake. You can also use mulch to build up the landscape slightly – just don’t pile it against your siding, or you might invite other issues such as pests or rot. If these exterior fixes don’t do the trick, it’s time to address things from the inside.
Move inside
- Patch the leaks: If you notice specific spots where water is seeping in, try patching them with hydraulic cement. It’s an inexpensive product available at any hardware store and works well for sealing small leaks.
Seal the concrete walls: Once any active leaks are patched, consider applying a waterproofing paint such as Drylok to the interior walls. It can help block moisture that seeps in through tiny pores in concrete or cinderblock.
The bottom line
Start by stopping water before it has a chance to reach your foundation. Then, if needed, tackle any interior issues to keep that moisture from making its way inside. With a little bit of effort, and maybe a few trips to the hardware store, you can dramatically improve your basement’s chances of staying dry.
Billy Morris
2025 president of the Lynchburg Association of Realtors
Associate broker at John Stewart Walker, Inc.