Drive through Burnsville, Apple Valley or Eagan's southern edge and you'll see a lot of split-levels and walkouts. They were popular from the 1960s on because they fit rolling lots and give you a bright lower level. They also tend to get wet in a particular way.
Water from two directions
A home dug into a hillside has one wall holding back a lot of soil on the uphill side and an exposed wall on the downhill side. Water reaches it two ways:
- Runoff from above. Rain and snowmelt run down the slope and collect against the uphill wall, especially where downspouts empty or the yard has settled.
- Groundwater from below. In a wet spring the water table rises, and water pushes up through the joint where the wall meets the floor.
How to tell which one you have
Pay attention to timing. If water appears during or a few hours after a heavy rain and dries up quickly, runoff is the likely cause. If it shows up during spring melt and lingers for days, or comes up across the floor, groundwater is more likely. Many homes have some of both.
Fixes for runoff
Start outside. Extend downspouts several feet past the foundation, rebuild the grade so it falls away from the uphill wall, and consider a swale or buried drain to carry water around the house. These fixes are often the cheapest and can be the whole answer.
Fixes for groundwater
When water is coming up from below, outside fixes won't reach it. Interior drain tile along the leaking walls, connected to a sump pump, relieves the pressure and sends the water out. In a walkout it may only be needed on the uphill and side walls.
Tip: take a photo or video the next time water appears, and note the date and the weather. It helps the contractor diagnose the problem quickly.
Watch the finished space
Lower levels in these homes are usually finished, so small leaks hide behind carpet and drywall. Check the bottom edge of drywall for stains, feel the carpet along outside walls after storms, and keep an eye on baseboards that swell or separate.