Basement Encapsulation: What is it?

Basements, as General Grievous would have put it ‘are a great addition to my collection’ or in this case, to your home. A home is an investment, a refuge, a ‘fortress of solitude’ as it were. A place of safety and belonging for you and your family and a basement is an extension of that.

One of the great things about basements is that they can be used for quite a different number of things. Storage, laundry, personal gym, a home cinema or games room? Or even a fully furnished apartment.

And while all of that sounds lovely the truth is basements, by their very nature, can sometimes be… well, let’s say troublesome. Water seepage, cracking walls or musty odors are some of the most common issues found in basements.

One of the most efficient options for this is basement encapsulation. This is an excellent choice to keep your basement clean, dry and odor-free.

Basically encapsulating a basements is a comprehensive process designed to control moisture, improve air quality, and prevent mold in a below-grade space. While it's more commonly done in crawl spaces, encapsulation is becoming more popular in basements—especially ones that are semi-finished or prone to high humidity.

The first step is an inspection: this has to be done by a professional who is going to check for existing water leaks, mold, cracks in the walls or floor, and humidity issues. Everything is going to have to be cleaned out; removing debris, old insulation and damaged materials.

Fans and/or dehumidifiers are going to be used to remove standing water or excessive humidity before sealing anything.

Second step is repairing and, in case needed, waterproofing. Sealing cracks in foundation walls and floors with hydraulic cement or epoxy injection could be needed. Installing a sump pump will also go a long way. Waterproof coatings on walls and floor is optional but it can be quite helpful.

Something to remember is that encapsulation is not meant to stop active water leaks. If water is coming in, you’ll have to waterproof first.

Step three is installing a vapor barrier. A reinforced plastic sheeting; a 10 to 20 mil thick polyethylene vapor barrier will do the trick. These are installed from the floor up the walls  (to above-grade level or to the ceiling, depending on goals).

On the floor a continuous vapor barrier is laid over the entire basement floor, even if it is made out of concrete. All seams are sealed with waterproof tape or heat-welded for air-tightness.

In case there are any piers or columns they need to be wrapped and sealed too.

Sealing is also part of step four as all penetrations and vents must be sealed off as well; around pipes, conduits, and other gaps with spray foam or caulk. If vents bring in outdoor air, they’re typically sealed off in encapsulated spaces. Windows however, can be optional. You can install vapor barriers over old basement windows or upgrade to insulated versions.

As further precautions you can install a dehumidifier. A commercial-grade one will help control moisture in the long-term. Some of those systems even include humidity sensors and automatic drainage to the sump pump.

Finally there are some optional add-ons: for insulation if the basement is being finished or semi-finished, rigid foam insulation can be added over the vapor barrier on walls. And for air quality you can also install an air purifier or ventilation system for radon or stale air.

So, to recap these are some of the benefits of basement encapsulation:

- Controls humidity (ideal is 45–55%)

• Prevents mold growth

• Protects structural integrity (less moisture = less rot)

• Improves indoor air quality upstairs

• Energy efficiency: better insulation = lower heating/cooling costs

And finally somethings to consider:

• Encapsulation does not fix flooding or foundation issues—those must be addressed beforehand.

• If radon is a concern, you may need a radon mitigation system in addition to encapsulation.

And remember that it is best done professionally due to the complexity and importance of correct sealing.

So if you have any questions about basement encapsulation or any general questions about foundation, be it problems, maintenance or prevention related do not hesitate to get in touch with us!