Foundation
Your home's foundation is designed and installed according to the recommendations of a state-registered structural engineer. Proper maintenance, especially of drainage, is essential to protect this critical component.
How It Works
The foundation of your home includes:
- Poured concrete walls with engineered reinforcing rods
- Footer system that distributes the home's weight
- Waterproofing to prevent water infiltration
- Drainage systems to direct water away from the foundation
Routine Maintenance
| Task | Frequency | Time Required |
|---|---|---|
| Clean gutters and downspouts | Seasonally | 30 minutes |
| Check splash blocks | Monthly | 5 minutes |
| Inspect grading around home | Seasonally | 15 minutes |
| Monitor cracks | Annually | 10 minutes |
| Check sump pump (if present) | Monthly | 5 minutes |
Drainage Maintenance (Critical!)
Proper drainage is essential for foundation protection. You must:
- Maintain positive grade - soil should slope away from foundation
- Keep gutters clear - clean seasonally
- Use splash blocks - direct downspout water away from home
- Monitor swales - don't block drainage paths with landscaping
- Follow landscaping guidelines - see Grading and Drainage
If you or your landscaper alter the drainage patterns established by Classic Homes, warranty coverage for water entry may be voided.
Basement Dampness
Due to the amount of water in new concrete, basements may be damp initially. This typically improves as the concrete cures (can take 1 to 2 years).
Normal conditions:
- Some dampness in new construction
- Moisture during extended wet periods
Not normal:
- Standing water
- Active water entry through walls
To help reduce dampness:
- Use a dehumidifier
- Ensure good ventilation
- Maintain exterior drainage
Crawl Space Care
Important notes:
- Crawl spaces are NOT intended for storage
- Wood stored in crawl spaces can attract termites
- Some dampness is normal
What to monitor:
- Should not have standing water
- Ventilation openings should remain clear
- Items that could be damaged by moisture should not be stored here
Troubleshooting
Water in Basement
Before calling for service:
- Check gutters and downspouts—clear of debris?
- Are splash blocks in place directing water away?
- Has landscaping or grading been changed since closing?
- Is soil sloped away from foundation on all sides?
- If sump pump present, is it operating?
If you've maintained proper drainage and water is entering, contact Classic Homes.
Understanding Foundation Cracks
Cracks due to expansion or settlement are common in foundation walls, especially at corners of basement windows. This is normal and not a structural concern unless:
- The crack allows water to enter
- The crack is growing significantly
What to do:
- Photograph and measure cracks
- Monitor for changes over time
- Note if any water is entering through the crack
- Report cracks that allow water entry to Classic Homes
Cosmetic Imperfections
The following are normal and do not require repair:
- Visible seams where two concrete pours meet
- Slight honeycombing (rough texture areas)
- Hairline cracks that don't allow water entry
- Minor surface variations
These only require attention if they allow water to enter.
What to Avoid
- Don't alter grading - Maintain original drainage patterns
- Don't block drainage swales - Water must flow away from home
- Don't plant near foundation - Keep shrubs at least 2 feet from foundation walls
- Don't store wood in crawl space - Attracts termites
- Don't ignore gutters - Clogged gutters overflow near foundation
- Don't pave over drainage areas - Water needs somewhere to go
Resources
See Special Publication 43 "A Guide to Swelling Soils for Colorado Homebuyers and Homeowners" for detailed information about Colorado soil conditions.
Related Topics
Warranty Coverage: See Foundation Standards for coverage periods and exclusions.