What exterior waterproofing actually is.
Think of it as giving the outside of the wall a raincoat. The soil is excavated to the footing, the wall is cleaned and repaired, and a waterproof membrane is applied from the footing up to near grade. A drain pipe is then set in gravel at the footing so water has a path to follow.
Because the work happens outside, the wall itself is protected from constant wetness and from the freezing and thawing that crack masonry. That is the main advantage over interior systems. Interior systems manage water after it gets in, while exterior work tries to stop it from getting in. According to National Weather Service records for the Saddle River at Lodi, the gauge reached 13.94 feet in September 1999 against a flood stage of 6 feet, so exterior work near the rivers should plan for a high water table.
The sequence on an exterior job.
Check the cause first.
We look at gutters, downspouts, grading, window wells and wall cracks to learn how water reaches the wall.
Excavate along the foundation.
A crew digs a trench to the footing. Depth, access and what sits above the trench shape the effort.
Clean, repair and seal.
The wall is cleaned and cracks are patched. A membrane or coating goes on from the footing up.
Install drainage.
A perforated drain pipe goes in gravel at the footing, with a dimple board or similar layer against the wall to guide water down.
Backfill and regrade.
The trench is filled in, compacted and sloped away from the house. Plantings, patios and walkways are restored.
Ask who restores the landscaping and the walkways. That line item is easy to forget and expensive to discover later.
Exterior or interior waterproofing.
Neither one is always right. Many Garfield lots are narrow and built close together, which can make a deep trench impractical on one or both sides of the house. In those cases interior drainage often does the job with less disruption.
Exterior work.
- Stops water before it reaches the wall.
- Protects the masonry from constant moisture.
- Needs full excavation, so it is slower and costs more.
- Hard to do where a house sits tight to a neighbor or a driveway.
Interior systems.
- Perimeter drain channel plus a sump pump.
- Works from inside with no yard excavation.
- Manages water that gets in instead of stopping it outside.
- Needs a pump and power, so a backup matters.
What drives the cost of an exterior job.
We will not invent a number for a wall we have not seen. A site visit gives a real price in writing, and you can compare it against an interior quote for the same house.
Not sure which fix fits?
Describe where the water shows up. Our team will tell you whether it is a gutter problem, a drain problem or a wall problem.
Fix these before you pay for excavation.
- Clean the gutters and make sure every downspout carries water several feet away from the wall.
- Check the grading. Soil next to the foundation should slope away, not toward it.
- Look at window wells. A clogged well fills like a bucket and pours into the cellar.
- Note where water appears. A leak at the floor and wall joint points to a different cure than a leak through the middle of a wall.
- Look for a pattern. Water that appears after every rain is a different problem than water that appears after a flood.
Why river proximity matters for a Garfield wall.
Garfield sits along the Passaic River, and the Saddle River marks the boundary with Wallington. The National Weather Service gauge on the Saddle River at Lodi shows a flood stage of 6 feet, with crests of 13.94 feet in September 1999 and 13.5 feet in August 2011. A cellar on a low block near either river may face high groundwater, which no wall coating can fully stop on its own, so ask any contractor how the plan handles it.
Many Garfield houses are older, and their foundations can vary from house to house. Have a plumber or contractor look at the wall itself before anyone quotes. Then confirm any permit with the building department at 111 Outwater Lane.
How exterior work pairs with a sump system.
Exterior waterproofing and a sump pump are not rivals. A footing drain installed outside needs somewhere to send its water, which can be a sump pit, a storm connection that the town allows or a daylight outlet on a slope. If the lot is flat, the pit and pump are often part of the exterior plan.
Our basement waterproofing page lays out the full range of options. If a pump is part of the answer, see our sump pump service too. The same approach applies for neighbors in Wallington and Saddle Brook, and you can reach us at (973) 488-5410.
Who can do the work.
Drain and sump piping falls under plumbing, and New Jersey requires a licensed master plumber or people working under one. Excavation and masonry sealing may involve other trades, so ask who is responsible for each part. Check any plumber through the Division of Consumer Affairs, and ask for a written price before work starts.
Questions homeowners ask us.
It depends on the house. Exterior work stops water at the wall and protects the masonry, but it costs more and tears up the yard. Interior drainage with a sump pump is less disruptive and often enough for the problem.
It varies with wall length, depth and weather. Many jobs run several days to a couple of weeks, plus any landscaping repair afterward. Rain can pause the work, because an open trench fills with water.
Sometimes, but access is the limiting factor. A fence, a neighbor's wall or a driveway may need to be handled, or hand digging may be required. A site visit tells you whether the trench is realistic.
No honest contractor can promise that. A good job greatly reduces water at the wall, but heavy groundwater and bad drainage can still push water in through the floor. That is why many jobs add a sump system.
The Saddle River gauge at Lodi crested at 13.94 feet in 1999 and 13.5 feet in 2011, against a flood stage of 6 feet. On a low lot near the river, high groundwater is a real possibility. Plan for drainage and a backup pump along with any wall coating.
Stay out of standing water if the electrical panel or outlets are near it. Move belongings up, run a pump if you have one and call a plumber. Do not wait for a perfect plan while the cellar is flooding.