Armor Coatings Inc provides basement sealing and waterproofing that keeps San Jose homes dry and healthy. Our team stops liquid leaks, limits vapor through concrete, and redirects water away from foundations. Methods match local soil and seasonal rain. You get clear guidance, durable materials, and results that last.
Basements face moisture in two ways. First, liquid water enters through cracks and joints. Meanwhile, water vapor moves through porous concrete. Because causes differ, each path needs a different fix. We start by finding the source. Next, we build a plan that fits your home and budget. Finally, simple care habits keep the space dry all year.
Basement sealing and waterproofing for San Jose homes
Start outdoors for the best results. Move roof runoff away from the wall. Also, extend downspouts a few feet. Next, correct low grading that traps water. Once surface flow improves, address the walls and slab. Apply proper coatings and seal visible cracks. When pressure rises, install drains to relieve it.
Local codes matter as well. Some drainage or pump work needs permits. So review the City of San José Building Division page before you begin. The site lists submittals, inspection steps, and helpful resources.
Indoor humidity plays a part, too. Keep levels between 30 and 50 percent. Vent moisture-heavy rooms outdoors. After storms, run a dehumidifier. These small habits strengthen every waterproofing system.
Sealing basement walls: methods that last
Good projects start with real preparation. Crews clean the walls thoroughly. Minor cracks get opened so sealers bond. Active leaks are stopped with hydraulic cement or injection resins. Strong prep helps every product perform well.
Next, choose interior materials that fit the surface. Penetrating sealers and vapor-permeable coatings limit seepage through sound concrete when pressure stays low. Each area gets tested to confirm a solid match.
When groundwater pushes against the wall, add a perimeter French drain at the slab edge. Water then flows to a sealed sump pit. A dependable pump carries it outside through a dedicated line. Cleanouts, labeled routes, and clear service points make maintenance simple.
Water sealing basement: interior or exterior paths
Interior paths solve many problems quickly. Crack injections stop focused leaks. Interior drains reduce pressure and keep water below the slab. A sump pump then moves collected water outdoors. Vapor barriers and coatings slow moisture through concrete. These steps also limit yard disruption. Many interior scopes finish faster than exterior digs.
Exterior paths stop water before it reaches the wall. Regrade the soil so it slopes away. Also extend downspouts several feet. For persistent issues, add a waterproof membrane and a drainage board. Footing drains or weeping tile route water to daylight or a sump. Exterior work often costs more. Even so, it blocks bulk water and reduces stress on interior parts.
Many homes benefit from both paths. Light seepage often starts with interior work. If grading or groundwater keeps pushing moisture back, add exterior fixes. The combined plan protects during heavy storms and daily weather.
Basement sealing cost: realistic ranges and drivers
Homeowners ask about price early. That makes sense. Costs vary by size, access, and severity. Small crack repairs sit on the low end. Full systems with drains, a sump, and coatings land in the middle. Exterior excavation and membranes usually cost more.
Many projects average around five thousand dollars. Interior scopes often cost less than exterior digs. Large homes, deep footings, or tight access can raise totals. You receive a written scope and line-item pricing. That way you can choose options that fit your goals and budget.
Permits can affect timing and price. Read the San José guidance early to avoid late changes. For added flood readiness, check Valley Water Flood Ready for local runoff tips.
Basement sealing and waterproofing checklist for lasting results
Use this short list to keep your home dry year-round.
- Clean gutters twice a year.
- Extend all downspouts at least several feet.
- Keep soil below the siding and slope it away from the wall.
- Seal visible cracks as they appear.
- Test the sump pump before the rainy season.
- Check the check valve and discharge line.
- Vent baths and kitchens outdoors.
- Hold indoor humidity near 30 to 50 percent.
- Store boxes on shelves, not on the slab.
- Walk the exterior after heavy rain and look for pooling.
These habits support your system. They also help you catch small issues early.
How our team builds a plan that fits your home
Every project starts with a full walk-through. Crews review the yard, roof runoff, and nearby slopes to read drainage patterns. Inside, we check areas with efflorescence, peeling paint, or damp corners. The goal is to find every clue.
Next, we map water paths. Cracks, joints, and slab edges get traced and marked. After that, we write a plain-English scope. You see each step and why it matters.
On-site, teams follow that plan closely. Interior work begins with dust control and neat perimeter cuts where a drain is needed. Washed stone goes in, the drain connects to the sump, and the trench gets patched with high-strength concrete. Finally, the wall receives the selected coating.
Exterior work requires careful excavation. Landscaping protection comes first. Crews expose the wall to the footing and clean the surface. A membrane and drainage board go on the wall. New footing drains sit on washed stone. Backfill happens in layers, and the finished grade sheds water away from the house.
Before closeout, you receive a short care review. We point out cleanouts and labels. The pump and discharge get tested. Data sheets for coatings and sealers come with the packet.
Every day, moisture control inside the basement
Small choices make a big difference. Run bath fans during showers and for a few minutes after. Vent the dryer outdoors. Use tight lids on sump pits. During long wet spells, add a portable dehumidifier. Keep stored items off the floor on simple racks. These steps protect finishes and help the space feel fresh.
Frequently asked questions
Does basement sealing and waterproofing fix mold problems?
Yes. The work removes the moisture that mold needs. After cleanup, keep the humidity near 30 to 50 percent. Vent baths and kitchens outdoors. During wet weather, run a dehumidifier. Those habits prevent new growth.
Which is better, interior or exterior work?
That depends on the cause. Interior drains and crack repair often handle light seepage. Exterior membranes and footing drains help when leaks are chronic or groundwater stays high. Many homes gain from both paths.
How long does a system last?
Quality coatings last for years on sound concrete. Drains and pumps perform well with simple service. Test the pump before each rainy season. Add a battery backup if outages are common.
What raises the cost of basement sealing the most?
Excavation depth, access, square footage, and structural repairs drive totals. Interior scopes usually cost less. Exterior work costs more due to the need for digging and site restoration.
Do I need permits in San Jose?
Often, yes, for drainage and electrical work. Review the city page before you schedule. Start here: San José Building Division.
Ready to plan your basement sealing project in San Jose?
Call Armor Coatings Inc at 408-578-5337. We serve San Jose, CA, and nearby areas. Our team sizes pumps, selects coatings, and designs safe discharge routes for your lot. You also receive a simple care list that keeps your basement dry through the season.
