Blog › December 23, 2024
Do New Homes Need Basement Waterproofing?
It is one of the more common surprises for new homeowners in Utah Valley: a brand-new house with a wet basement. Here is why it happens and what the right fix looks like.
What Builders Install — and What They Don't
New home construction in Utah Valley typically includes a basic foundation drainage system as part of code compliance. This usually means a drain tile at the footing and a layer of gravel around the foundation before backfill. A sump pit with a pump is also common in most new builds.
What builders do not install is a system sized and designed for your specific lot's groundwater conditions. The code-minimum system is designed to meet the average — it works reasonably well for most lots, most years. But Utah Valley has a lot of variation in site conditions, and "code minimum" is not the same as "sufficient for your lot."
Why New Homes in Utah Valley Are Particularly Susceptible
Much of the new construction in Utah Valley over the past decade has occurred in Saratoga Springs, Vineyard, western Lehi, and American Fork — areas with naturally elevated water tables due to their proximity to Utah Lake. The flat terrain in these communities also means there is less natural slope for water to drain away from foundations.
In high-water-table years, the groundwater elevation in these areas can rise significantly during spring. A sump pump that cycles occasionally during a dry year may run nearly continuously during a wet spring — or, if the builder installed an undersized pump, fail to keep up entirely.
Soils Settle After Construction
New homes are built on disturbed, backfilled soil that has not had time to compact. In the first several years after construction, the backfill soil around the foundation settles. Settling soil often creates low spots that direct water toward the foundation rather than away from it. Homes that were graded correctly at completion may develop drainage problems as the backfill settles over 2 to 5 years after construction.
This is a significant reason why we regularly see new home calls from homeowners in Lehi and Saratoga Springs with homes that are 3 to 5 years old — the settling process is complete and the drainage issues have become apparent.
Landscaping Changes the Picture
Landscaping is typically installed in the first one to three years after moving into a new home. Mulched beds against the foundation, raised planters, sod that traps water near the house, and tree roots that redirect drainage over time — all of these can change the water management around a foundation in ways the builder's drainage system was not designed to handle.
What the Right Fix Looks Like
For new homes with moisture issues, the approach depends on what is causing the problem. In many cases, a sump pump upgrade — replacing an undersized pump with a larger capacity unit and adding a battery backup — is sufficient to handle a higher-than-expected groundwater load. Improving the grading around the foundation and extending downspouts farther from the house can also make a meaningful difference.
For persistent moisture entry through walls or the floor-wall joint, interior drain tile can be installed even in a new home. It is less disruptive than it sounds and provides a long-term managed drainage solution.
If your new Utah Valley home is showing basement moisture, do not assume it will resolve on its own — it typically does not. We offer free inspections for new construction and existing homes throughout the valley. Call (385) 448-5185 or request an estimate online.
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