Over The Top Seepage

As winter snow finally melts and spring storms bring tremendous amounts of rainfall, leaky basements become a common problem. When homeowners find water in their basement, their initial thought is usually that it got in through cracks in the wall or floor.

However, in some cases, water may come into the basement from over the top of the foundation where it meets the main floor of your home. This commonly happens when the grading on the outside of the house causes water to pool next to the foundation. Many times, foundation seepage can be fixed through having a landscaper come to re-grade the dirt away from the home.

The top of the foundation should extend above ground level by a few inches at the very least. However, aesthetic additions—such as brickwork and landscaping—create the perfect opportunity for water to seep over the top of the foundation wall. This problem is amplified even further when you’re located in an area on lower grounds.

Some Potential Warning Signs of Foundation Seepage are:

Dripping

One of the most common signs is water dripping down the walls from the top of the foundation.

Puddles

If you notice puddles forming near the wall and cove joint or near the foundation wall after a big storm, you may need a foundation seepage repair.

Stains

Stains on your basement walls are another typical symptom of this issue.

Mold

When moisture continually runs down your walls, you may notice mold growing in those damaged areas.

Types Of Water Seepage

Significant amounts of moisture constantly resting against your foundation puts a ton of unnecessary pressure on the walls. If left unattended, it will eventually break through the seal you have in place and start to run into your basement. There are two types of moisture concerns to take note of when you’re dealing with a basement leaking at the top of the foundation wall:

Above-Grade Moisture:
This occurs when water comes in where the foundation meets the house.

Below-Grade Moisture:
This happens if the water is coming in through cracks in the foundation. If this is the case, you’ll notice moisture saturation whenever it rains.

If you’re dealing with a basement leaking from the top of the foundation wall, you may need to consider exterior waterproofing options as opposed to interior ones. Many people with fully finished basements prefer this option as it gets the job done without causing any harm to the interior. During your complimentary consultation, we’ll be able to tell the exact type of issue at hand and better guide you toward potential solutions.

Tuck Pointing

Another issue is tuck pointing. Tuck pointing is a great way to enhance the appearance of your brick or stonework because it adds dimension and gives an overall cleaner look. However, the mortar between bricks on the side of the house can deteriorate and allow water through them. Whether it’s from freezing temperatures, heavy rain, or other extreme weather conditions, the structural integrity can diminish over time, so it’s important to keep up with the maintenance in order to prevent unnecessary flooding. A good tuck pointer will solve this issue. Gutter extensions also are a common and easy fix to bring water away from the foundation.

For situations where these fixes are neither possible or enough, we have a solution that works to prevent the storm water from penetrating the foundation. We can install our 3-part seal that will seal the void between the foundation wall and brick above it, preventing water from ever penetrating at the seam.

Fireplace & Chimney Foundation Sealing

One of the weirder places you will see water coming in is through HVAC ducting lines, many of which go into the Fireplace stack. These vent lines deal with the Carbon Monoxide and exhaust discharged from the systems. Water can come in from around the edges of the pipe where it enters the wall. You will see it drip down the wall, and sometimes even get in the pipe and drip on your Water Heater and Furnace.

Here’s the tricky part. There is not just one way for water to come in through those pipe penetrations into the Chimney Stack. This water can be caused by one, or more of the following issues:

Foundation Crack in Chimney Foundation
Tuck Pointing Issues in Chimney above the Ground
Flashing Issues with the Siding
Chimney Sill on the top
Chimney Cap

So how is someone going to determine the source of the water if it could be coming from 5 or more places? Frustrating, we know. Especially when they all produce water in the EXACT same place. Like anything, we need to perform a step-by-step process of elimination in order to determine the source of the leak. The process looks something like this:

Chimney Cap & Sill to be checked for good condition: A homeowner may already know this, especially if they had work done recently. If they are unaware of the condition of either of
Flashing Issues Inspected: Flashing against the Chimney can be easy to spot many times. Especially as there should be a caulk seal against the Chimney, if it has moved or pulled away, remnants of it can still be seen. Any seals/openings are recommended to be sealed by a professional.
Tuck Pointing Issues: You would be surprised at how a small hole in the mortar joints between the brick can cause water seepage inside. More to the point, these small holes can cause a LOT of water. Even Tuck Pointers argue depending on the size of the hole, but this is where a hose test is really effective.
Foundation is Inspected for Cracks: With the top of the foundation exposed, or a little digging, we can identify Foundation Cracks from the top in most cases. There are a few cases where the crack is horizontal and unable to be identified from exterior or interior. What then?

Process of Elimination for Foundation Seepage Repair

It comes down to this: If the Chimney cap, sill, flashing, and tuck pointing are all in good condition and sealed, the water must be coming from below the foundation. Weather that be a foundation crack, honeycombing of the foundation, or a straight hole. Yes, we did dig out a Chimney Foundation and find a 1.5” diameter hole. No reason we could find it would be there, but it connected right into the stack and allowed water to pour inside.

Sealing the Chimney Foundation is the same process as sealing Over-The-Top. We use an Elastomeric Waterproofing Tar with a vapor barrier to stop any water from penetrating, or even touching, the foundation. In some cases, it is necessary to install a Drain Tile System at the bottom as well. With fireplaces in basements, water can come up from under the fireplace. This can lead a company to incorrectly diagnose the issue and not install everything needed. Be sure to call a professional!

How Much Does Foundation Seepage Repair Cost?

Foundation Sealing, Exterior Sealing, Over-The-Top Foundation Seepage Repair are all one in the same category. These issues can be repaired with a number of different solutions:

Sealing of Foundation where it meets Brick/Stone/Block siding
French Drains and Water Management
Sealing of entire Foundation Wall (Drain Tile Needed, read below for more)
Sealing between Sidewalk/Concrete and Foundation Wall or Brick/Stone/Block siding
Tuckpointing
Window Seals
Flashing
Chimney Cap

Due to the amount of issues that can happen, and how it is imperative to address all the issues, we do not carry warranties for this work. If water is not properly managed in all the above facets, it can still get in, and will appear in the exact same place as before. This could lead you to think that the company made a mistake on installation but could really mean another source of water. It is best to have ALL areas evaluated and addressed by a professional.

Foundation Seepage Repair Where It Meets Brick, Stone, or Block Siding

This is usually done because the top of the Foundation Wall is below grade/ground, which causes water buildup to wear away the mortar joints and allow water to come in. This is repaired with a Elastomeric Waterproofing Tar. This is applied on the top couple inches of the Foundation Wall and then a couple inches above the ground level.

French Drains and Water Management

French Drains can be a great tool in moving water away from an area through which it is penetrating the Foundation. Getting the initial water away is the most important thing you can do for your basement. It is important to realize that you need a place to run the water, it does not just disappear. If it is a low spot in the yard, a Storm Sewer can be a good option for a connection.

Sealing of Entire Foundation Wall

This can be an issue for a lot of older homes, especially those of Brick/Block/Stone Foundations. These can be very porous and allow water to seep in through the walls. While the initial thinking is to just seal the wall, this can lead to trouble!

A sealed wall, with no Drain Tile, can still leak! Surprisingly enough, if you seal the Foundation Wall without installing a Drain Tile, the Foundation Wall can act like a candle wick. Candle wicks work by soaking up oil via a rope that is dipped into the reservoir. Your Foundation Wall will act very similarly with water. The older, more porous, and especially stone Foundations can all do this.

We have seen water wick up a wall 3 feet!!! Can you imagine having your wall sealed and the next day it leaks 3 feet up? That would be quite a surprise. The reason is that the Foundation Wall is sitting in a pool of water under the house, just soaking up water until it can’t hold it. While it is weird to think of concrete being able to absorb water, it absolutely can.

Installing a Drain Tile below the sealed wall at the footing of the foundation will allow the water to be drained so the wall is not sitting in that pool, thus not wicking up water and ruining the seal for which you paid so dearly.

Tuck Pointing/Window Sealing/Flashing/Chimney Cap

These 4 above-Foundation issues are not part of our current services, but can produce water in the same places as the other issues noted above. We have seen a PINHOLE in the mortar joints in brick that streamed water in.

You would be surprised how many Tuck Pointers even miss these issues, or claim they are not issues. Water can make its way through mortar joints in brick and easily end up at the top of your foundation. A simple hose test will help to determine where the water is coming from. Be sure to work your way bottom to top!

Window Sealing is also an issue. Bad window seals can allow water into the siding/brick, which can drip down to the top of the Foundation.

Flashing can sometimes be in disrepair/worn/non-existent (never over-estimate the abilities of builders) and cause the same issues as above. Be sure to have the flashing looked at as well.

Chimneys, including Caps and Sills, can be an issue. Water dripping and seeping in through here can often times be found in the exhaust chutes for the Furnace and Water Heater. These tend to discharge Carbon Monoxide through the Chimney vent, so the easiest path for water to go is through or around these openings.

Warranty

As discussed above, you can see that there are many ways water can come over-the-top of your foundation. Addressing just one of these issues likely will not stop the water. In addition, wild swings in weather (freeze/thaw, wet/dry) can also affect these seals. UV light can even wear away sealant!

For these reasons, we are not able to provide any warranty on Exterior Sealing. It is imperative that all issues are addressed and repairs are done regularly. Sealing windows, Tuck Pointing, Exterior Sealing, Chimney Cap/Sill will all need to be done every now and again in order to maintain the integrity of your home. Be sure to get with a qualified professional for each issue to determine the sources of the water.

Give The Real Seal Basement Waterproofing and Foundation Repair a call at (847)996-9312 if you have any questions and remember, “Not Everything’s Better When Wet”!

Click the link below to view our pricing sheet:

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“Not Everything’s Better When Wet”®

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Real Seal Basement Waterproofing & Foundation Repair

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Sarah Deans

1736429478

Great work, super friendly service and very communicative.

Carol Marr

1736215898

Good professional service!

Philip Buhrmann

1735829243

Great communication with their team and excellent quality of work. Their specialist went the extra mile on site which we all appreciated. Would definitely rely on them again.

Georgina Mhlanga

1735247876

George Ledezma is a very hard worker! He pays attention to details, make sure the jobs are completed to customer satisfaction and is a leader. He deserves a promotion for his loyalty towards Real Seal.

Christofer Bendik

1734895334

the most dependable and thorough waterproofing company in the Chicagoland area. Been using them since we moved into our house in 2011. Austin and his team consistently crush it.

Jim White

1734457584

I can't recommend this company enough. Theirs is by far the best customer service I've ever experienced from any company regardless of the business they're in. There are a lot of choices for basement waterproofing, especially in Chicagoland, but Real Seal is a standout.

Nick

1733776066

The crawlspace to basement conversion was great! The crew clearly knew what they were doing and paid close attention to detail. For such a large project, we had a lot of anxiety going in, but Real Seal went above and beyond to make sure the project went smoothly. Every contractor and inspector who stopped by was also impressed by their work!If you have a crawlspace want to add square footage to your home (or have a nice new spot to wait out tornados), I highly recommend reaching out to Real Seal about a conversion.

J. P. Berres

1733497139

Great job and performance!

Dennis

1733332181

Sal and Omar arrived on-time and did an excellent job repairing the cracks in the foundation and installing the new piping for the crawlspace sump pump. Sal completed the exterior work in the dark nd cold and took the extra time to make sure it was just right ! The whole process from quote to completed job was what was promised.

Dorothy Deemer

1733160648

I'm so grateful that I got The Real Seal to solve my basement water issues. They sealed several cracks and did drainage work outside to get the water away from my foundation. The guys that did the work were very friendly and knowledgeable.

Steve M

1732897900

Jason Lawrence

1732569891

I never used them personally but they respond to all the comments on their website and offer whatever help they can which is very helpful for DIYer’s like me. If they were in Philadelphia I would undoubtedly use them. Great people.

Thomas Schneider

1732384683

Great job RealSeal. This is my second sidewalk leveling project. Both have been performed very well.

Joshua Johannpeter

1732205643

Solution worked, good price

Anna Van Orden

1732040729

Real seal has been very helpful with all the projects that I had completed this summer. I had foundation cracks repaired, two basement windows and wells replaced at a reasonable price. The work was completed as promised and area cleaned of the debris. They also referred me to a contractor who completed the foam spray for insulation in my crawl space who completed the work as I requested.

Sam Seyller

1731932106

Inger Britt

1731687054

Did a great job of explaining whats needed, what's less important, and happy with results so far.

pat mast

1731464054

Used real seal for 2 foundation cracks. From the estimate to having the repair done was great. Very fast and efficient. I was called to schedule and I lucked out did repair same day. Now that's Service.

Henry Gut

1731163196

This sump and battery backup are a great value. It was purchased for my mom which lives 1 hour away. I like the feature that if there is a failure ( highly unlikely ) it will notify my phone.

Jeff Hagopian

1730600301

Rob Jones

1730217420

I had some previous work done by a waterproofing company. I haven’t had any issues with it other than feeling like a I paid too much. When I had another basement crack that needed to be repaired, my contractor recommended Real Seal. I am glad he did and I wish I would have known about them sooner. The communication from the time I made the appointment until the work was complete was spectacular. The fees they charge for work is black and white and incredibly reasonable. I’ve hired them for a third job and would recommend them to anyone in need of their services. I’ve also gotten to know the owner of this outfit and some of the other employees and I couldn’t be more excited to see where a company goes in the future. Hats off to Austin and his whole crew!

Joseph Page

1729613059

Jim was very friendly and knowledgeable during the initial visit. He made sure to explain everything he was seeing and what he would recommend and why. He even looked into ways to reduce the financial burden a project like this would be. When it came time for the installation, Tomas and his crew were great and made sure the project was completed correctly. When they were done, they went above and beyond cleaning up and making things look the best they could. I hope no one needs to fix the issues our foundation had, but if they do Real Seal is highly recommended!!!

Tim Hauswirth

1729351257

Dan Raymond

1729188783

andrea zable

1728831496

Excellence all around. Professional, great pricing and awesome work

Dr. Luke Greenwell

1728506417

Quick and concise with their foundation repair. We had a helical pier stabilization performed on our 25 year old home with a cracked foundation and the team from Real Seal were beyond professional with the whole experience from the sales associate, case assistant, repair team, and follow-up. Highly recommend them for your foundational repair needs!

Steven Strunk

1727878629

My house was built in 1956, split levels with an English basement. When Pete came out to assess my situation, he made quick notes of common issues with a house like mine, and we came up with a couple of solutions. I opted for doing my own demo. I really liked that Pete was was down to earth about the project and what to expect. More than that, he expressed a real pride and appreciation for the whole team of people that would be involved along the way.First, Polyjacking was required for front and rear exterior concrete areas of the house. That was done on a separate visit. They did a great job of leveling the concrete, which will really help to keep the water away from the house.Next was interior installation of the Drain Tile and Sump Pump with batttery backup. My project was completed in 2 days, but I expected 3 days. Permit process depends on township, but in our case we only had one hiccup.On the big day, the guys showed up as scheduled and got right to work! I wish I had all of their names because I want to say thank you to them all. They were all INCREDIBLE! Thank you all so much for your hard work!!!Side note: I appreciated the management of dust created while breaking up the concrete with jack hammers. They had these cool air vacuums that collected the dust while jackhammering the floor, which really helped keep the dust to a minimum. Also, I'm grateful the guys were taking precautions with face protection during that part of the process to protect themselves.Exterior drainage entailed the installation of a french-type drain, evacuating sump pump water and integrating gutter downpipes. There was lots of digging on a hot day,. They carefully handled the routing of drain pipes in an area with lots of tree roots and hedges. I really appreciate their care for my plants while helping to improve an outdated water management setup.I would recommend this company strongly! Real Seal did a fantastic job of getting my project done right, and making the process as seamless as possible.

Ron Kern

1727628178

I spoke to the owner, Austin Werner, about my basement leaks and flooding in FL. He was very helpful giving me advice even though he would not be able to do the job. He was very knowledgeable and I would be hiring him immediately if he was local to me.

Chris Morgan

1726588460

Real Seal did some foundation repair for us (to stop a column from sinking further on our house). The process was clear from the beginning and there were no surprises. Miguel and the team doing the work was on-time every day, called ahead to let us be prepared, got the work done on-time, and were courteous throughout. The whole thing was just smooth and easy, which should be the case but isn't always!

Warren B

1726504586

Susan (account manager) and Jim (who came to my home to provide an estimate to repair my basement leak) were very courteous and easy to work with.

Marlee Griek

1726327482

Very efficient.

Jake Kumar

1725830381

Manny and his Team at RealSeal did a phenomenal job at evaluating, recommending the best solution, waterproofing and installing a new high mil membrane in my crawl space. There is no more water, no more smells, and super clean and bright. It's now not only safe from moisture, it's also a great place to store items. Highly recommend TheRealSeal.

Nancy Messman

1725540900

A new leak in our foundation appeared and water was seeping in. Several clean ups were required. A new friend recommended The Real Seal to me and I'm so glad he did. Within a week the crack was patched. They were careful to find the source of the problem and correct the issue in its entirety. The next rain proved that their work was completed with care and precision for no water appeared inside our home.I am very grateful to the kind and knowledgeable man who came out to initially talk with me, for the fine workmanship of the job, for responding so quickly, and for the fair price given. I highly recommend The Real Seal!

Dominic

1725189890

Work was completed a few weeks ago and has withstood multiple storms! Dealing with the company has been easy and they are no nonsense no hassle. They are knowledgeable and focus on the problems rather than extracting every last penny from you. George was fantastic completing the work. Definitely pick his brain to learn more about your basement!

Scott McDonald

1725136292

Diane is a no-pressure and super knowledgeable advisor who offered a range of options and worked within budget to find a solution for the seepage we had in a crawlspace. Cristian arrived on time, was so courteous, and did a thorough and professional job. When he wrapped up, he explained his work and showed us everything he completed. To top it off, the basement has remained dry since the work was done. Real Seal is the real deal for basement waterproofing. Highly recommend!

J Shaw

1724791364

Manny and his team did an outstanding job with our drain tile installation. The crew was clean, efficient, and professional, taking the time to walk me through each step. Highly recommend!

Craig Myers

1724416725

Technician took great pride in his work and did an excellent job.

Mary Ann Skweres

1724337090

Professional from start to finish.

Christine Nece

1723813506

Extremely satisfied. Serviceman was very knowledgeable and professional.

Brandon Garcia

1723223232

George Amparan

1722733400

Jeanette Pawletki

1722524898

The service and care we received from Real Seal was outstanding. Our foundation was sinking and Real Seal came to the rescue. After reviewing and getting several quotes. Real Seal was the one company that took their time and explained every process to us and made us feel safe and secure in our decision. They explained everything throughly and in detail. I knew every step that was done and they even went above what was expected. Austin was always available if we had any questions and if he didn't have the answer he knew who to refer us to for extra assistance. I would Highly recommend Real Seal if you want the job done honestly and throughly. It was well worth the money to have the sense of security that they gave me as a home owner.

Charlie Petrauskis

1722443890

Professional, thorough, timely, and affordable compared to other companies.

Michele Eichhorn

1722395880

Real Seal is a great company! Omar and Diane provided us with excellent service. They showed great teamwork. They were in contact with us throughout the whole process. Omar was the team member who came out to our house. He was kind, friendly and very professional. He worked very thoroughly and efficiently. He cleaned everything up when he was done. We would, definitely, recommend Real Seal.

Chris W

1721823936

My patio looks much better than it did before. Water no longer drains towards the foundation. Do not be put off by the initial quote, the service is well worth it. They are a very professional team.

Lindsey Sterczek

1721494311

We had a wonderful experience with The Real Seal in July 2024. They installed a drainage tile system and waterproofed the basement for future finishing. Their team was prompt, respectful, organized and thoroughly educated us on the drainage system, installation process and prevention. Thank you, Real Seal for being the flawless first step to our dream basement/family space!

Mikki Mistal

1721482228

Great job of leveling and filling my sidewalk crack

Aprile Jones

1721430018

They did a great job polyjacking my sinking front stoop. I definitely recommend them.

Mary Herrold

1721403604

Real Seal is the real deal. I didn’t have the budget for concrete replacement, but I had significant sinking, cracking, and heaving causing water and rodent issues in my garage and around my home. I researched companies, got bids, and chose Real Seal. Why? Punctuality, professionalism, personalized attention, personality and process. I trusted them immediately and I made the right choice. The work was done as agreed. The price was fair. The team was personable and deliberate in their work. I feel I got a solid value for my investment and I would recommend them to anyone.

Foundation Seepage Repair