Waterproofing Above Grade Concrete Block

[HDP]

My garage is nearly complete and few days ago I discovered water seeping through the lower concrete block portion of the walls (40" of block 12'-3" of stud). How should I deal with this issue? I would like to eventually stucco the exterior of the block so I need a solution that would not hinder that. TIA.

 

[willymakeit]

There are trowelable sealers that will work under EFIS. I would check to see if there is moisture from above the block. Is there flashing at junction of wall and block?

 

[HDP]

No, I don't think the builders put flashing between the block and bottom plate. The water is definitely seeping though the block (see pics).

 

[Buckled]

Clearly your builder didn't waterproof the outside of your foundation. I'd make him dig up around the wall, waterproof it, and install drain pipe and stone around the base of the wall. He may say that was not part of his bid but maybe you can negotiate that he do the digging if you do the waterproffing and install the drain pipe. If you do make sure sure you use a drain pipe with landscape fabric on it. Good Luck.

 

[poppop]

Never seen flashing between block and sill,but that could be a building standard some were else in the world.Drain till will not help water in block above grade.Paint the block on the outside till you get it stuccoed.When you get it stuccoed install wire lath over the block first or maybe you could have dryvit installed.

 

[Torque1st]

In termite country good builders always put flashing between concrete/block and wood.

Look into some UGL Drylock paint.

It almost looks like there is no flashing on the siding so water is running down the siding and into the interior of the block.

 

[Buckled]

I missed the part about applying stucco and just assumed with that much water coming through it had to be below grade...sorry.

 

[usa#1]

Check out www.masterwall.com and also do a google search for parex. Both of these companies make exterior stucco coating products. Some of their finish products may be water resistant. Be careful what you put on the block; the stucco finish coat may not adhere without a lot of extra work.

 

[HDP]

In termite country good builders always put flashing between concrete/block and wood.

Look into some UGL Drylock paint.

It almost looks like there is no flashing on the siding so water is running down the siding and into the interior of the block.

I think the key word being "good builders" is what I'm lacking. There is no flashing so the water is probably getting into the block.

 

[pop pop]

Show the outside of the wall.

 

[HDP]

I will have to snap pics tomorrow.

 

[Rosco]

I had the same issue. Dug the dirt up, washed the block with soap/water and a broom, then put 3 coats of drylock on it. Also put 6 mil plastic under grade. Has not seeped since.

 

[HDP]

Well after the building inspector came, flashing was installed the following day between the wall and block. Now will wait till the next good rain to see if it worked.

 

[Kevin54]

Seeing that you now have flashing installed, it should take care of it. Normally flashing is not installed around our area but there is either a solid block commonly called a termite block on top, and/or a metal piece of flashing that does not hang over called a termite shield, or the top blocks are filled and trowled smooth. All of this is so termites do not come up through the cores of the block. When siding is installed it will hang over the block slightly so water does not get between the plate and block. Not sure how stucco works though although I would see where you would need some type of flashing for that.

On the other hand, before you paint the block on the inside (if you do) you will probably need to throughly clean the block with TSP (trisodium phosphate) to remove any calcium or mineral deposits that have been left by water coming through.

 

[hevnbnd]

Is the flashing needed if the blocks are all filled with concrete?

 

[kbs2244]

What is your gutter and downspout setup?
The best way to keep water from seeping in is to keep it away from the wall.
Get oversized gutters so they don't overflow.
Get oversized downspouts to let all the water drain out of the gutters fast.
And run the water at least 10 feet away onto a down slope away from the garage.

 

[Daniel Dudley]

When I look at that picture, and see the slant of the water on the block, it makes me think that if I go outside, I will see the dirt sloping the same way. If the ground is getting saturated, and water is passing through the block, sealing the outside would be the best solution. If you have to dig it up, some gravel and a drain pipe leading to daylight wouldn't hurt either.

 

[HDP]

When I look at that picture, and see the slant of the water on the block, it makes me think that if I go outside, I will see the dirt sloping the same way. If the ground is getting saturated, and water is passing through the block, sealing the outside would be the best solution. If you have to dig it up, some gravel and a drain pipe leading to daylight wouldn't hurt either.

Block is above grade as stated in the title...

 

[Justanoldguy]

Block is above grade as stated in the title...

Ditto.

 

[HDP]

I was reading a bit on waterproofing and was wondering if I could do some sort of faux finish with a drylock coating or even paint and mix sand or small gravel to have a textured finish and skip the stucco. Would this work?

 

[DCarr]

Look into some UGL Drylock paint.

Thats the stuff. I used to paint my cement pond with it ( no Ellie Mae jokes )
And I painted the blocks for my shop. 2 courses high so far and am going to do all 5 courses.

Will also be painting the inside with the same stuff.

 

[Red05GT]

The drylock product would be easier than the stucco and would not be as likely to
eventually peel off, and would act as a waterproofer. Cheaper, quicker, easier.
Brush finish it and be done.

 

[HDP]

... a drylock coating or even paint and mix sand or small gravel to have a textured finish. Would this work?

Anyone?