The Complete Guide
to Basement Waterproofing (2025)
Everything you Need to Know
Your basement is full of potential! You can add a family den, a spare bedroom, or an entertainment center. You can even use it for storage. But you can't do any of these things if your basement is wet! Basement water means you can't use an entire floor of your home; however, basement waterproofing is the solution.
Unfortunately, waterproofing your basement can seem overwhelming, so we are creating the complete guide to basement waterproofing, answering every question you have about waterproofing. You will learn how you can keep your basement permanently safe and dry.
Table of Contents
Chapter 1: Why is There Water in My Basement?
Chapter 2: Why Is Basement Water a Problem and Do I Need Waterproofing?
Chapter 3: What Are the Different Ways to Waterproof My Basement?
Chapter 4: Why Should I Encapsulate My Basement?
Chapter 5: What Does It Cost to Waterproof My Basement?
Chapter 6: Choosing the Right Basement Waterproofing Company
Chapter 1: Why is There Water in My Basement?
Before jumping straight to the waterproofing process, you first need to understand how water gets into your basement. Once you know where basement water comes from, you will better understand how basement waterproofing keeps it out.
Moisture in Basements is Common
If you have a wet basement, you are not alone. According to the American Society of Home Inspectors, over 60 percent of basements have a moisture problem. This percentage is higher in older homes, as many were built with old-school, ineffective waterproofing methods.
But even with new homes, inexperienced contractors fail to properly waterproof foundations. As a result, most new homes will develop a basement water leak within ten to fifteen years!
Thankfully, your wet basement problems can be fixed. A properly installed basement waterproofing solution can keep your basement nice and dry permanently.
Symptoms of Basement Water Problems
If you already have water pooling on your basement floor, you need to call Blue Umbrella Waterproofing immediately so we can fix the problem before it causes any severe damage. If instead, you are worried about basement moisture but aren't sure if you have any yet, there are critical early warning signs that you can keep an eye out for. Symptoms that you have a growing basement moisture problem include
- Mold growth or the smell of mildew in your basement
- Rotting wood on the floor, walls, or on furniture in your basement
- Buckling or sagging in the floors above your basement
- Lifting or uneven tiles in the floors above your basement
- Rust on nails or screws in the basement walls
- Rust on the bottom of metal appliances in your basement
If you have any of these issues, you can chat with one of Blue Umbrella's basement specialists to check if you have anything to worry about. Each of these issues indicates water in your basement, but the question remains, where is the water coming from?
Sources of Basement Water
Basement water comes from a few different places, including interior sources, the concrete of your foundation, humid outside air, and, most commonly, rainwater. Let's break down each of these in turn.
Interior Moisture Sources
Interior basement moisture issues include humidifiers or unvented dryers. While these machines won't create a puddle on the floor, they create a warm, humid basement where mold will grow, and rot will occur. Additionally, if your basement is finished and has a shower or cooking area, that can also cause moisture buildup in your basement.
Your Concrete Foundation
If you live in a new home, there is moisture in your concrete foundation. Concrete is porous, and even though the moisture near the surface evaporates as the concrete cures, additional moisture is trapped within the concrete. Over time, the trapped moisture can make its way up through the concrete and into your basement!
Humid, Outside Air
Leaky or open basement windows can be an issue. Humid outside air that passes through your basement windows brings moisture that will leave condensation on your basement floors or walls. Make sure your basement windows remain tightly closed.
Rain & Groundwater
But, of all the sources of basement water, the most common and problematic source of basement water is rain and groundwater that makes its way into your home. Rain and groundwater sneak into your basement because of hydrostatic pressure and the clay bowl effect.
Interior Moisture Sources
Interior basement moisture issues include humidifiers or unvented dryers. While these machines won't create a puddle on the floor, they create a warm, humid basement where mold will grow, and rot will occur. Additionally, if your basement is finished and has a shower or cooking area, that can also cause moisture buildup in your basement.
Your Concrete Foundation
If you live in a new home, there is moisture in your concrete foundation. Concrete is porous, and even though the moisture near the surface evaporates as the concrete cures, additional moisture is trapped within the concrete. Over time, the trapped moisture can make its way up through the concrete and into your basement!
Humid, Outside Air
Leaky or open basement windows can be an issue. Humid outside air that passes through your basement windows brings moisture that will leave condensation on your basement floors or walls. Make sure your basement windows remain tightly closed.
Rain & Groundwater
But, of all the sources of basement water, the most common and problematic source of basement water is rain and groundwater that makes its way into your home. Rain and groundwater sneak into your basement because of hydrostatic pressure and the clay bowl effect.
The Clay Bowl Effect & Hydrostatic Pressure
The unfortunate combination of the clay bowl effect collecting water around your foundation and hydrostatic pressure causing the water to seep through your foundation are what allow rain and groundwater to get into your basement.
What is the Clay Bowl Effect?
Over time, as soil sits, it becomes denser. When your home was built, this dense soil was dug out of the ground, creating a large hole where your home's foundation and the basement were built. After your basement was finished, any extra space outside your foundation walls was filled with some of the dug-up soil. But this dug-up soil, called backfill, is looser and more porous than the original dense soil. So when it rains, the rainwater seeps into the porous soil and not into the more dense soil! This means the water seeps into the ground surrounding your home's foundation, up against your basement walls, creating the "clay bowl effect." Now, this wouldn't be too much of a problem if it weren't for hydrostatic pressure.
What is Hydrostatic Pressure?
Hydrostatic pressure simply means that water is heavy and pushes outwards in all directions. As water seeps into the soil around your foundation (the clay bowl effect), the hydrostatic pressure builds up as the water looks for someplace to go. As the water presses up against your foundation, it makes its way into any small cracks it can find, or even forms new ones, and eventually seeps into your basement!
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Why is Rainwater Getting Into My Basement?
The Clay Bowl effect and hydrostatic pressure can be enough for water to get into your basement, but there are also other issues that can make the problem even worse. Here are some to watch out for.
Poorly Graded Soil
Grading is the slope of the soil around your basement. Correctly graded soil slopes away from your home and other buildings, so any water travels downward away from your basement. But, if the yard around your home's foundation isn't graded properly, the water may be collecting around your home’s foundation. The collected water will seep into the ground and, due to hydrostatic pressure, eventually through your foundation walls and into your basement!
Missing or Improperly Installed Rain Gutters
Just like grading your soil directs water away from your foundation, rain gutters do the same. Well, at least they should. Correctly installed gutters collect rainfall and transport it away from your home via a downspout and drainage system. But poorly installed gutters dump the water straight down into the soil surrounding your basement, which, you guessed it, eventually ends up in your basement. If you don't have any gutters, the rain drips from your roof directly onto the soil around your foundation, leading to the same outcome, a wet basement.
Poorly Installed Window Wells and Covers
If you have basement windows, especially egress windows, you need to make sure that they are sealed when not in use. Unsealed or poorly installed basement windows leave cracks for water to leak in from the outside, getting your basement wet.
Basement Floor and Wall Cracks
As the water in the soil presses up against your home's foundation, it searches for any entry. Unfortunately, cracks in your basement walls or floors are exactly what it's looking for. The water squeezes through these cracks, forcing its way into your basement.
A Failing Waterproofing System
A poorly installed or maintained basement waterproofing system can lead to basement water. If your basement waterproofing system was improperly installed, it won't function properly and will fail to remove basement water. Additionally, properly installed but poorly maintained waterproofing systems can fail as the sump pump wears out or french drains clog, resulting in your basement getting wet.
Poorly Graded Soil
Grading is the slope of the soil around your basement. Correctly graded soil slopes away from your home and other buildings, so any water travels downward away from your basement. But, if the yard around your home's foundation isn't graded properly, the water may be collecting around your home’s foundation. The collected water will seep into the ground and, due to hydrostatic pressure, eventually through your foundation walls and into your basement!
Missing or Improperly Installed Rain Gutters
Just like grading your soil directs water away from your foundation, rain gutters do the same. Well, at least they should. Correctly installed gutters collect rainfall and transport it away from your home via a downspout and drainage system. But poorly installed gutters dump the water straight down into the soil surrounding your basement, which, you guessed it, eventually ends up in your basement. If you don't have any gutters, the rain drips from your roof directly onto the soil around your foundation, leading to the same outcome, a wet basement.
Poorly Installed Window Wells and Covers
If you have basement windows, especially egress windows, you need to make sure that they are sealed when not in use. Unsealed or poorly installed basement windows leave cracks for water to leak in from the outside, getting your basement wet.
Basement Floor and Wall Cracks
As the water in the soil presses up against your home's foundation, it searches for any entry. Unfortunately, cracks in your basement walls or floors are exactly what it's looking for. The water squeezes through these cracks, forcing its way into your basement.
A Failing Waterproofing System
A poorly installed or maintained basement waterproofing system can lead to basement water. If your basement waterproofing system was improperly installed, it won't function properly and will fail to remove basement water. Additionally, properly installed but poorly maintained waterproofing systems can fail as the sump pump wears out or french drains clog, resulting in your basement getting wet.
You Have a Wet Basement, But Do You Need Waterproofing?
That pretty much covers why your basement might be getting wet. While wet basements are common, there are solutions, like basement waterproofing systems installed by Blue Umbrella. But before we get to basement waterproofing, the next big question is, why does it matter if you have a wet basement? Why do you need basement waterproofing? The answer will be covered in the next chapter.
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Chapter 2: Why Is Basement Water a Problem and Do I Need Waterproofing?
It can be easy to overlook your basement, especially if it’s unfinished. But it’s important to know what’s happening down below. The state of your basement impacts everyone in your home—and in this chapter, we’re going to explain how.
A happy basement is a dry basement. When water and moisture seep into the basement, this is when you’ll start to have problems. The severity of these problems depends on how long you wait to address and treat the issue. In the worst-case scenario, basement water problems can eventually cause the home’s foundation to collapse.
It would take a great deal of time and neglect for this to occur. But the point we’re trying to make is that the sooner you take action to remove the moisture in your basement, the less you’ll have to end up paying in the form of money, time, and stress.
Rot & Structural Damage
There’s a reason why wood has been used as a building material for thousands of years. It’s very sturdy and can flex without breaking. It’s also low-cost compared to other materials. But wood is also organic matter, which means that under the right circumstances, it can fall victim to mold.
In order to survive, mold needs organic materials, air and moisture. We can’t change the fact that our homes are made of wood, and we certainly can’t change the fact that we need air in our homes. The third element—and the one that we can control to prevent mold—is moisture.
When moisture seeps into the basement through wall cracks, floor cracks, poorly sealed windows, or another entry point, the basement becomes a breeding ground for mold. Since wood is porous and can absorb a great deal of moisture, you’ll likely see mold on wooden surfaces.
It can grow on the wood near the windows and doors, floor joists, and even wooden furniture. The mold will eventually cause the wood to rot, changing the wood from sturdy to weak and breakable.
Need Basement Waterproofing?
Speak with one of our basement water experts to break down your different options.
Damaged Property & Valuables
Many NJ basements become storage space. This isn’t a problem as long as your basement is dry and moisture-free. But when water seeps in, it can damage and even ruin your valuables. Things like photo albums, home videos, and family heirlooms are irreplaceable, which is why it’s important to store them in a safe and dry area.
Water can be seeping into the basement and you don’t even realize it. That is until you go to move some boxes and realize they’re surrounded by standing water.
Water in the basement can also damage drywall, building materials, appliances, HVAC furnace units, and water heaters. When mold grows on drywall it causes it to deteriorate. Not to mention the mold spores that will become airborne and contaminate your indoor air.
Basement Water = Mold
As we said earlier, water and humidity in the basement create an open invitation for mold to grow.
In addition to damaging our homes, mold is dangerous to our health. Once mold has the chance to grow, it releases thousands of mold spores that will become airborne. Many people are allergic to mold spores, which explains why mold can cause sneezing, itchy eyes, sinus issues, and more. But even if you aren’t allergic to mold spores, mold contains toxins that are dangerous for anyone to breathe in.
A common misconception is that if the mold is in your basement and you never spend time in the basement, you’re in the clear. This is false. Outdoor air enters our homes through the lower level (the basement) and exits through the upper level (the attic) through a phenomenon known as the stack effect.
This upward movement of air means that the air you’re currently breathing comes from the lower level. In other words, you are always breathing in whatever is in your basement—good or bad.
Mold is especially dangerous for anyone with asthma or existing upper respiratory conditions. There is even evidence that indoor mold can contribute to the development of asthma. This is why it’s so important to get rid of mold as soon as you see it and treat whatever caused the mold to grow in the first place.
Mold can also create musty smells. So, on top of having mold that’s dangerous to our homes and our health, it smells bad, too. Needless to say, there’s nothing good that comes from mold in the basement or anywhere else in your home (unless you have some blue cheese in your fridge—that’s the one exception!).
A Playground for Pests & Bacteria
Basement water attracts more than just mold. Dust mites, bacteria, and other allergens grow and reproduce in humid environments. And if that’s not enough, rodents look for leaky basements as a water source.
Rodents not only carry germs and diseases (which they will also leave behind through their fecal matter), but they can wreak havoc on your home as well. They are notorious for chewing through walls, clothes, wooden furniture, and more.
Many people think that basements and nasty things like mold, dust, and even pests go hand-in-hand. But the truth is that basement moisture is what causes these issues. When you remove the water, you fix the issues.
Higher Heating & Cooling Bills
Out of all 50 states, New Jersey is the third most expensive state to live in. We all love our pizza, garden tomatoes, and days down the shore. But there’s no denying that this is an expensive state to live in. And if you’ve been looking for ways to lower your living expenses, you might want to take a look in the basement.
Basement water raises the humidity levels in the home. And because humid air holds more heat, you’ll always feel warmer in humid conditions. Imagine two homes that are set to 75 degrees. The first home’s humidity levels are within the appropriate 30-50% range, and the other home is 75% humidity. The air conditioner in the second home is going to have to work harder to make up for that excess humidity.
This is especially important as your heating and cooling can cost you thousands of dollars a year. The average energy consumption (127 million Btu per year) in New Jersey homes and average household energy expenditures ($3,065 per year) are among the highest in the country.
As a result, the second homeowner is going to pay more each month to cool their home than the first homeowner, even though the indoor temperature is the same. When we think of basement water problems, higher energy costs might not be the first thing that comes to mind. But this is just another way that water in the basement can impact your long-term finances and quality of life.
Do I Need Basement Waterproofing?
If you have water or moisture in your basement, this isn’t something you should just accept or put up with. Basements are not meant to be wet, humid environments. With today’s technology and waterproofing systems, there is simply no reason to live with a leaky basement. It does nothing but have a negative impact on our homes, our finances, and our health.
Another important point to consider is that basement water can seriously diminish your home’s value. If you put your home on the market, potential buyers will be hyperaware and look for signs of water damage such as water stains, musty smells, cracks in the ceiling and walls, and more.
On the flip side, waterproofing your basement can result in a 30% ROI. The basement plays a huge role in the overall health of your home. A waterproofed basement provides peace of mind for potential buyers, thus increasing the resale value of your home.
Blue Umbrella Is the Permanent Solution for Basement Water
When it comes to basement waterproofing, not all services and solutions are created equal. In order to keep your basement reliably dry, you need to work with a licensed, reputable waterproofing company that uses the right products and offers a lifetime warranty.
These are the companies that will dive deep and correct the root issue of your basement water problems.
At Blue Umbrella, we stand behind our work with a transferable lifetime warranty. As important as it is to waterproof a leaky basement, we know that this is an investment. That’s why we take every measure to ensure that when you waterproof your basement with us once, you’ll never have to worry about it again.
Need Permanent Waterproofing?
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Chapter 3: What Are the Different Ways to Waterproof My Basement?
You now know why your basement has water and the different problems it can cause. It’s time to work toward a solution and discuss the different types of waterproofing solutions for NJ basements.
In this chapter, we’re going to discuss the differences between each approach, when you’ll want to choose one approach over the other, and the most ineffective waterproofing methods you’ll want to avoid.
Interior Waterproofing vs. Exterior Waterproofing
Before delving into the specifics, it’s important to know that every type of waterproofing solution falls into one of two categories: interior or exterior waterproofing.
What Is Interior Basement Waterproofing?
We’re starting with the most common approach, which we recommend most often to our clients. Interior basement waterproofing involves making changes inside the home to redirect water, decrease hydrostatic pressure, and reduce basement moisture.
Depending on what’s causing the water in your basement, we might recommend several solutions and products. Let's talk about some of the most common causes!
An Interior French Drain
This method of defense prevents water from entering your living space. Our perfected process involves digging a trench right next to the footing along the perimeter of your basement. We then drill weep holes along the wall to relieve the hydrostatic pressure that has built up within the walls.
When left untreated, this pressure can cause your walls to deteriorate, crack, bow, and eventually collapse. The interior French drain serves two major purposes: 1) It alleviates that pressure to preserve your home’s walls and foundation, and 2) It redirects any water that enters your basement into the trench.
Water that would normally seep through the walls and flood your basement will now be redirected and removed safely away from the home.
A Basement Sump Pump
This system works hand-in-hand with the French drain to prevent water from damaging your basement. When water enters your basement through the weep holes and into the French drain, it is redirected with triple wall 4-inch PVC piping to the sump basin (often called the sump pit). This is a hole dug into the ground to house the sump pump.
As water rises in the basin, the sump pump will be activated to pump the water up and out through the inch-and-a-half discharge line. The water is redirected 15 to 20 feet away from the foundation to keep your home dry and protected. At Blue Umbrella, we carry Zoeller and Blue Angel sump pumps, the two most trusted brands we use for our own homes.
We recommend Zoeller when there’s a moderate amount of water entering the basement and Blue Angel when there’s a lot of water coming in, and you need something with more power.
A Battery Backup Sump Pump
Here in New Jersey, we experience plenty of summer storms. Even the best sump pump will be a disappointment if the power goes out, the Circuit breaker trips, the pump becomes unplugged, or the main primary sump pump fails or becomes overwhelmed.
This is why we always recommend having a backup sump pump in addition to the primary pump. These pumps are relatively simple to install, but if you are uncomfortable doing it yourself, our waterproofing professionals can handle this for you.
A Basement Dehumidifier
NJ basements face two different battles: water-related damage and moisture-related damage. Even if your basement doesn’t flood, controlling indoor humidity is important.
An overly humid basement creates the perfect breeding ground for mold growth and pest infestations—neither of which you want in your home. A professional graduated dehumidifier is the cherry on top of a comprehensive waterproofing solution.
It’s essential for keeping indoor humidity levels within the 40-55% range. We install industry-leading AprilAire dehumidifiers designed specifically for basements and crawl spaces.
With this system, you can have peace of mind that your basement will stay dry, and your family will be protected from mold, allergens, foul odors, and the many other problems associated with basement moisture.
What Is Exterior Basement Waterproofing?
Exterior basement waterproofing targets the problem from the outside in. This method is typically used during new home construction, if the home is older, or if it is in an area with a very high water table.
Our process involves installing an impermeable barrier over the entire outside surface of your basement walls. This protective barrier essentially seals off the foundation and will help prevent water from seeping through the walls. We then cover the barrier with a layer of drainage board for additional protection.
Exterior waterproofing is highly effective and best suited for new homes. However, it poses many challenges and adds costs for existing NJ homes.
Which Waterproofing Method Is Right for My Home?
Choosing between interior or exterior basement waterproofing depends on several different factors.
At Blue Umbrella, we almost always recommend interior basement waterproofing if your home has already been built.
Exterior waterproofing involves digging deep into the ground to seal off the basement walls and in some cases, installing an exterior French drain beside the footing on the outside. For already existing homes, this approach is much more expensive and disruptive to the property.
With exterior work, we might have to dig up walkways, landscaping, driveways and remove HVAC units to reach the foundation walls. Interior waterproofing is the more affordable and less disruptive approach.
While exterior waterproofing will likely take days and possibly even weeks to complete, an interior system can be installed in as little as one to two days, depending on the size of the basement and the scope of the work.
Advantages & Disadvantages of Exterior Waterproofing
That said, exterior waterproofing offers many advantages if the home is currently being built or is about to be built. The entire system will exist outside of the home, unlike an interior system that is dug around the interior perimeter of the basement.
Since exterior systems involve sealing off the walls from the surrounding soil and in some cases, installing piping at the base of the footing, they do a better job of preventing water from touching or infiltrating the foundation.
In addition, exterior waterproofing doesn’t address water that pushes up from underneath the home. It only helps with water coming in from the side. Interior systems generally require some maintenance since more equipment is involved, such as the sump pump and dehumidifier.
However, it’s important to note that exterior waterproofing coatings will also break down over time, and any exterior French drains will eventually clog due to long-term outdoor exposure and soil conditions. Eventually, these exterior French drains need to be replaced. But, unlike switching out the sump pump in your interior system, exterior repair requires excavating the soil around the foundation—sometimes with large machinery. This can sometimes damage the foundation, creating a mess on your property and even disrupting your neighbor’s property.
This is why many homeowners opt for an interior system that is much more accessible and less disruptive if different components need to be updated or replaced. Also interior waterproofing is significantly more cost-effective than exterior waterproofing and carries a lifetime warranty. Exterior waterproofing does not carry any warranty.
Our basement waterproofing experts have decades of combined experience in the field. During a free consultation, we’ll happily share our professional opinion and advise whether interior or exterior waterproofing is the right choice for your home and your budget.
When unsure how best to approach the water in your basement, Blue Umbrella has you covered!
Interior & Exterior Waterproofing Solutions
Learn which option is the right waterproofing option for your home.
Beware of Damp-Proof Seals, Interior Foundation Coating, and Waterproof paints
Part of knowing how to do something right is knowing how to do it wrong. Unfortunately, there is an entire market of waterproofing products and systems that do not deliver on their promises.
Waterproofing paints (DryLok), for example, are not foolproof solutions. While they might prevent water from reaching your living space, they actually do more harm than good. The paint seals off the water from the basement, but the water and hydrostatic pressure have nowhere to go.
Just as a balloon pops when it’s filled with too much air, the buildup of water and pressure can cause your foundation walls to crack, move, and, in the worst-case scenario, collapse. Also, these paints can trap moisture between the paint and your foundation wall, fostering mold growth.
An important but often overlooked fact is that professional-grade waterproofing products are typically inaccessible to the general public. This means that the paints, tars, and sprays that you find at the hardware store are not going to provide the results you’re looking for.
Even if a cheaper, do-it-yourself system or product appears to keep your basement dry, these products will likely create other, more expensive problems that you won’t be aware of until it’s too late.
Ask for Licenses and Insurance From Your Waterproofer
A licensed, insured, and reputable waterproofing company will offer the most effective solutions and systems unavailable to the general public. For example, at Blue Umbrella, we are a Platinum-certified contractor of Fortress Stabilization Systems, the leading manufacturer of concrete reinforcement solutions for homes and businesses.
We use Fortress products to correct basement floor cracks and repair bowing basement walls.
These are products you would never find at your local hardware store; Fortress sells them exclusively to its trusted network of waterproofing companies that install their products correctly.
Waterproofing is a craft that requires a great deal of knowledge about proper surface preparation, residential and commercial construction, local building codes and regulations, and much more.
Look for Waterproofing Warranties
It’s also imperative to remember that a reputable waterproofing contractor will be able to offer different warranties.
At Blue Umbrella, our lifetime transferable warranty provides the peace of mind that retail products or “good bargains” cannot. This is in addition to the manufacturer warranties we can offer.
While there are different ways to waterproof a basement, the most important decision a homeowner or business owner can make is to partner with a local and reliable waterproofing company. A company that is transparent about its products, processes, and warranties—and has a proven track record for earning positive reviews—will be able to deliver the most effective and lasting solution for every customer, every time.
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Chapter 4 : Should I Encapsulate My NJ Basement?
In everyday life, we use layers as a means of protection. During the winter, we layer up on sweaters and jackets to stay warm and protect our bodies from the cold. And during the summer, we use sun shades on our windshields to prevent our cars from overheating.
Basement encapsulation is a fancy term for creating a protective barrier between the foundation walls and the interior of your basement. If you’re familiar with the words “encapsulate” or “encapsulation,” it was likely during a discussion about crawl spaces.
While there has been plenty of coverage on the importance of crawl space encapsulation, basement encapsulation is something many people don’t know about. Yet in many situations, it plays an essential role in keeping moisture out of the basement and maximizing the effectiveness of an interior waterproofing system.
What Is Basement Encapsulation?
The word “encapsulation” can take on different meanings, depending on the industry. You might be familiar with this term if you have a background in computer programming. But in the waterproofing world, encapsulation is the process of sealing and protecting the basement from water seepage and damage.
Basement encapsulation involves the use of a vapor barrier. Heavy-duty plastic sheets are hung along each wall and secured at the top and bottom to create an impenetrable seal. At Blue Umbrella, we use 14-millimeter Wall Shield.
This product exceeds the standard requirement set forth by ASTM National (formerly known as “American Society for Testing and Materials”). Simply put, we use a vapor barrier material that exceeds industry standards to ensure the very best performance for our customers.
Should You Encapsulate Your Basement?
In a nutshell, yes. We always recommend encapsulating the basement as a key component of your NJ basement waterproofing system. However, there are certain times when encapsulating the basement is especially crucial. You’ll want to seriously consider encapsulating your basement if you are dealing with any of these three things.
1. You intend to finish your basement.
According to Forbes, the average cost to finish a basement in 2024 is $22,850. You can expect to pay a lot more if you plan on turning the basement into a furnished living space or adding luxurious amenities such as a full bathroom, home theater, or a built-in wet bar. The point we’re trying to make is that finishing the basement is a significant investment.
And the last thing you want to do is risk that investment by leaving your basement susceptible to moisture and water-related damage. The vapor barrier creates a shield between the basement water/moisture seeping through the walls and all of the elements that went into the finished basement, such as the drywall, insulation, wood, carpet, etc.
Without this protective barrier, moisture can cause these elements to rot, warp and deteriorate. Encapsulating the basement before finishing the basement is like greasing the pan before baking the cake. You can’t do the steps in reverse order, and the first step ensures that the next step will produce the best possible results.
2. Your basement walls are made of field stone, poured concrete, brick, or cinder block (CMU walls).
These materials are very porous, meaning they have very tiny holes that allow liquid or air to pass through. Over time, basement water and moisture can cause the stone, brick, or cinder block to soften and become even more susceptible to water seepage. If your NJ basement is built using brick walls or fieldstone walls, you will definitely want to consider installing a vapor barrier. By comparison, poured foundation walls can better withstand moisture and water, though they are prone to cracking over time.
3. Your home is older.
If the concrete block along the walls makes your basement feel creepy instead of comfy, you’d benefit from encapsulating the basement. The older your home is, the more likely you are to have a deteriorating foundation that’s allowing water and moisture to seep through.
Encapsulating the basement will help prevent water from flowing freely across the floor, which can cause a number of problems, including rot, mold, pest infestations and more.
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How Does Basement Encapsulation Work?
It’s important to know that NJ basement encapsulation isn’t a standalone solution. Rather, it is one component of a larger interior waterproofing system that includes other elements such as the French drain, a sump basin, and sump pump, and a dehumidifier.
If you’re already familiar with a French drain and what it does, you might be wondering why you need to encapsulate the basement if the French drain is already in place. While the French drain collects incoming water and redirects it to the sump pump, the basement vapor barrier ensures that any water seeping through the walls above the interior French drain is pushed downward and enters the French drain trench.
It’s similar to the purpose of ductwork and how those barriers control the direction of cooler air during the summer and warmer air during the winter. If your basement has CMU walls, the drainage board will redirect any water that leaks from the weep holes. This ensures that the water enters the French drain rather than flooding your basement floor.
Here’s an overview of our basement encapsulation process from start to finish:
At Blue Umbrella, we follow a proven process backed by a lifetime warranty to guarantee the effectiveness and longevity of the vapor barrier shield.
1. Prepare the wall and measure.
The very first step is to clean the walls. This will ensure a secure and efficient installation of the plastic sheets. Since NJ basements come in all different sizes, we’ll measure the walls before moving on to the next step.
2. Cut the vapor barrier.
We’ll cut the material according to the exact dimensions of your basement walls.
3. Mount the basement vapor barrier to the wall.
We use nylon pins and riveters to mount the vapor barrier to each wall. The fasteners are available in white to blend in and offer a nice aesthetic finish.
4. Seal the barrier at the top and bottom.
We install a termination barrier at the top of the wall to ensure no moisture will leak out. At the bottom of the floor, the vapor barrier is installed behind a perimeter of PolyDrain board.
When basement water seeps through the walls, the vapor barrier forces the water downward, allowing it to exit through the PolyDrain board and into the French drain system. From there, it will enter the sump basin, allowing the sump pump to discharge the water out and away from your home.
Not All Basement Vapor Barriers Are Created Equal?
Just like any other industry, there are cheaper and inferior encapsulation products that can be falsely advertised as effective and reliable.
Blue Umbrella has gained a reputation for investing in premium, ultra-efficient products that exceed industry standards—and our vapor barrier product is no exception.
Our 14-millimeter Wall Shield product is extremely durable and features an antimicrobial coating to reduce the likelihood of mold growth in your basement. Offering a superior product like this is why we’re able to offer a lifetime warranty for all of our basement waterproofing work, including basement encapsulation. We also offer financing options to help our customers protect their homes without feeling the weight of financial stress.
If you do decide to seal up your basement, it’s crucial to work with fully licensed and certified NJ basement encapsulation experts who offer an exceptional warranty. Going with the cheapest option is almost always a guarantee for failure. These contractors will cut corners either in the materials they use or in the way they install the basement vapor barrier. By the time you move on with your life and possibly even finish your basement, you’ll discover that the barrier didn’t do what it was designed to do and that your investment has gone to waste.
We do things differently at Blue Umbrella. We invest in the products that actually work not only today but 25 years down the line when you’ve long forgotten about that plastic barrier protecting your finished basement. We’re big believers in doing something right, so you only have to do it once. And that’s what we guarantee for our NJ basement encapsulation service.
Take care of business now so you can enjoy your basement for everything it’s worth. And if you choose to sell your home down the road, a properly waterproofed basement will increase your home value and provide the peace of mind people need to go from being interested to being “sold.”
Encapsulate Your Basement Today, Thank Yourself Tomorrow
Because we live in such a humid state, having moisture in the basement is inevitable. But by encapsulating your basement, you can control where that moisture goes. The vapor barrier is the first step in redirecting that water and ensuring that you never feel the effects, discomforts, and frustrations of a wet, leaky basement.
We’d be happy to walk through your home and explain how a vapor barrier system will look and function in your basement specifically. Layer up your foundation today so you can enjoy a safe and dry basement for a lifetime.
Other Frequently Asked Questions
What is the cost to encapsulate the basement?
Ultimately, the cost is going to depend on a number of factors, including the size of the basement, the extent to which we need to clean the basement walls, etc.
How long does basement encapsulation last?
We offer a lifetime warranty for our basement encapsulation work. When you encapsulate the basement once, you’ll never have to do it again as long as your basement is properly maintained, and the initial work was done correctly.
This is why it’s so important to work with a reputable waterproofing company that has the experience, equipment, and knowledge to guarantee flawless workmanship.
Can I use waterproofing paint instead of the basement vapor barrier?
No, we would never recommend using waterproofing paint instead of a vapor barrier product. The reason is because of how the two products function. When we install the vapor barrier, we’re not installing it flush against the wall. Rather, we leave a small gap to ensure there’s enough space for the water to seep through the wall and down into the PolyDrain board.
On the contrary, waterproofing paint works by sealing holes within the concrete, essentially eliminating the porous property of concrete. While this might seem like a great way to keep your basement dry, it ends up causing more harm than good.
The water now becomes trapped within the walls. When the water has nowhere to go, the hydrostatic pressure builds and causes damage such as bowing walls, wall cracks, and in the worst-case scenario, structural collapse. Basement waterproofing systems must redirect water rather than trying to plug up the walls. Otherwise, like a balloon that’s filled with too much air, the foundation will no longer be able to withstand the pressure and will “pop.”
Can I encapsulate the basement myself?
While there are plenty of DIY jobs out there, basement encapsulation isn’t one of them. The quality of the installation is just as important as the quality of the product. Without the proper training and experience, you won’t take all of the intricate and necessary steps to ensure a complete seal. Without that full seal, all you’re left with is a plastic sheet along the wall that is doing nothing to prevent water and moisture from entering your basement.
How do the vapor barrier sheets along the four walls connect to form a true seal?
We use Wall Shield seal heavy-duty tape to ensure an effective seal between all of the barrier sections.
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Chapter 5: What Does It Cost to Waterproof My Basement?
Waterproofing your basement is an investment well worth it. Nevertheless, it is an investment—and it’s one that people don’t always think about until the problem is right in front of them. This is why it’s so important to partner with a licensed and reputable NJ waterproofing company that will do the job right. Otherwise, your investment will go to waste and you’ll continue to face problems in your basement.
Always Insist On Clear & Upfront Pricing
One indication that a company is trustworthy is if the contract includes clear and upfront pricing. When it comes to waterproofing your basement, the final cost should never be a mystery. The person visiting your home or business to provide an estimate should be able to explain the different factors impacting the cost.
At Blue Umbrella, we are very transparent about the cost of our services. Before we ever begin the work, you’ll always know how much it’s going to cost. Sadly, there are contractors who bait their customers with “lower prices” and add hidden costs as the project moves along, once the customer has already committed to the project.
Or, equally unethical, companies will charge lower prices and cut corners to save on labor and materials. This leaves the customer with nothing but a whole lot of time and money wasted. We’re never going to be the cheapest option at Blue Umbrella—but we are also never going to be the company that has steered you wrong or let your hard-earned money go down the drain.
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Price Ranges By Project Type
General prices range to expect when working with a basement waterproofing or foundation repair contractor in New Jersey.
Generally, costs are more expensive when the basement or foundation is larger, when the damage is more significant and requires more invasive repair, or if there is an existing system to repair vs installing a brand-new system.
| Project Type | Price |
|---|---|
| French Drain Installation | $6,500 - $12,000 |
| Sump Pump Installation | $700 - $4,000 |
| Basement Dehumidifier | $1,800 - $2,500 |
| Steel I-Beams | $900 - $1,400 |
| Carbon Fiber Straps | $800 - $1,100 |
| Wall Crack Repair / Crack Stitching | $600 - $1,100 |
| Vapor Barrier System | $800 - $3,500 |
Note on Pricing
- French Drain Installation
(can include vapor barrier and sump pump) - Sump Pump Installation
(price can range depending on if there is an existing sump pit and discharge system) - Dehumidifier
(Price depends on the size of the dehumidifier) - Steel I-Beams
(Price per I-Beam)
It is important to know that basement waterproofing often involves combining several of these methods. For example, if we are waterproofing your basement from the inside, we will likely install a French drain, a sump pump and a dehumidifier to properly redirect the water away from your home and prevent ongoing humidity issues.
Here at Blue Umbrella, the average cost to waterproof an NJ basement is between $5,000 and $15,000 depending size and scope of the work.
Price per linear foot for basement waterproofing starts at $59 a foot and varies depending on basement size, and the difficulty of the job with some projects requiring demolition while others are more simple. Basement waterproofing involves the walls that make up the perimeter of your basement. This is why average costs are based on linear footage rather than square footage.
| Basement Size (Linear Feet) | Price |
|---|---|
| 50 linear feet | $6,500 - $12,000 |
| 100 linear feet | $8,500 - $10,000 |
| 150 linear feet | $11,500 - $12,750 |
What Factors Impact the Cost to Waterproof My Basement?
General prices range to expect when working with a basement waterproofing or foundation repair contractor in New Jersey.
Generally, costs are more expensive when the basement or foundation is larger, when the damage is more significant and requires more invasive repair, or if there is an existing system to repair vs installing a brand-new system.
Basement Size
As indicated above, the size of your basement will impact the overall cost. Bigger basements mean more materials and labor, both of which increase the final price.
Water Table
If the water table in your area is very high, you will need a sump pump with more horsepower. Pumps that are able remove more water at a faster rate will be more expensive than the more standard pumps.
Average Humidity Levels
New Jersey is a very humid state. If the humidity levels in your basement are especially high, you’ll need a heavy-duty dehumidifier to keep your home within the ideal 30-50% range
Basement Encapsulation
In the previous chapter, we discussed basement encapsulation and the role it plays in a holistic waterproofing system.
We especially recommend this if you intend to finish your basement, if your home is older or if your basement walls are made of stone, brick or cinder block (CMU walls). While encapsulating the basement will increase the overall cost of the project, it will also maximize the effectiveness and longevity of your waterproofing system.
Extent of Damage
Waterproofing the basement will help prevent future problems. But oftentimes, there is existing damage that needs to be treated. This can be anything from wall cracks to bowing basement walls.
During your on-site consultation, we will point out any problematic areas, advise on the proper treatment plan and let you know how much the treatment will cost.
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Interior or Exterior?
There are pros and cons to both internal and external waterproofing systems (as explained in Chapter 3). But from a cost standpoint, interior waterproofing systems are the more affordable route. Exterior systems, while advantageous in many ways, involve excavating the property.
The company may need to dig up your landscaping, driveway, etc. It is a disruptive and expensive approach if the home is already built, which is why we typically only recommend an exterior system if the home is new and under construction. For existing homes, an interior system will keep the cost down because there is not nearly as much labor involved.
Materials
Be wary of contractors who offer significantly lower prices. This is a telltale sign that they are using inferior materials for the job. At Blue Umbrella, the products we use aren’t the cheapest—but they are the most effective.
We partner with the most reliable manufacturers of sump pumps, dehumidifiers, stabilization systems and more. For us, the most important thing is installing systems that will stand the test of time. When you waterproof your home the right way, you’ll only have to do it once—as validated through our lifetime warranty.
Age of the Home
If your home is older and outdated, you may need to bring some elements up to code before you can waterproof your basement. This will, in turn, increase the overall cost. Also, check the condition of your gutters. Clogged or inadequate gutters can be enough to cause a leaky basement. Ensure that the downspouts are draining water at least 6 to 10 feet away from the home.
Prep Costs
If your basement contains heavy furniture/appliances that need to be moved before our work can begin, this will be added to the cost of labor. General prepping and cleaning of the walls/area is included in our basement waterproofing costs. However, if certain areas require extensive cleaning, this will increase the time for the project and, therefore, the cost.
Hiring a Professional Is the Most Cost-Effective, and Value-Producing Option
As you are trying to determine how much it will cost to waterproof your NJ basement, it can be tempting to try and fix the problem yourself. Another common mistake is choosing a contractor based on price and nothing else. Neither approach is going to leave you with the dry and secure basement that you seek.
Basement waterproofing is complex work that should always be left to a trained and licensed professional. Meddling with your basement walls and the foundation of your home is never a good idea.
Plus, most manufacturers will not honor a warranty for their waterproofing product if the product was not installed by a licensed contractor. This means that if you try to fix the issue yourself and either fail to do so or make the problem worse, the warranty won’t be valid and your investment will go to waste.
Consider Price & Quality for the Greatest Value
If you choose a company based solely on price, we can guarantee you won’t be happy with the results. Whenever a company is offering a price that seems too good to be true, it always is. Don’t put yourself in a situation where you end up spending significantly more money to have another company come in and correct the first company’s mistakes. It’s critical to work with a licensed NJ waterproofing company that is confident enough in its services to offer a lifetime transferable warranty.
Price is certainly an important factor when it comes to waterproofing your basement—but it should never be the only factor. We recommend getting multiple quotes before making your decision. Also, be sure to ask the company for proof of insurance and inquire which types of products they will use for your home. If you hear words like “waterproofing paints” and “sealants,” be especially cautious.
These are temporary solutions that won’t get to the root of the problem and address the underlying issue. At Blue Umbrella, we go straight to the source and use industry-leading products to keep your basement dry today, tomorrow and every day moving forward.
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Chapter 6: Choosing the Right Waterproofing Company
We’ve covered many reasons why it’s beneficial and, in some cases, essential to waterproof your basement. But this leads to another major question: Which waterproofing company should you choose?
Let’s face it: This is an important decision. You’re not choosing which flavor of ice cream to buy in the food store or which day to visit the dry cleaner next week. Waterproofing your basement is a big investment, which is why you want to be very selective in who does the job.
Now, let’s delve into the most important factors to consider before hiring an NJ waterproofing company.
Is the Company Licensed, Insured and Bonded?
If a company doesn’t meet this criteria, there’s no need to vet them further. Cross them off your list and find a different company to work with.
By law, NJ waterproofing companies need to be fully licensed. Working with an unlicensed company extends a great deal of risk to you, the homeowner. For example, only licensed companies are able to pull permits for contracted work. You don’t want to find out down the line that the company didn’t acquire the necessary permit. This will result in delays, additional expenses and a great deal of frustration.
It’s also important for the licensed waterproofing company to be fully insured. More specifically, make sure the company has liability insurance and workers’ compensation insurance. If a worker suffers an injury on your property, you do not ever want to be liable for those damages.
Lastly, the company should be bonded. This protects you, the customer, financially. If the company fails to finish the job or provides shoddy workmanship, the surety bond will cover your expenses to hire another contractor to complete the work. A bond provides assurance for the customer that their job will be completed and to the agreed-upon standard.
Before hiring a waterproofing company, ask for proof to verify that the company is licensed, insured and bonded. It’s easy to say “yes” to these questions, so ask for proof before moving forward. Any reputable waterproofing company will be happy to provide the necessary documentation and help give you better peace of mind.
How Do Their Reviews Look?
Perhaps the best way to predict your future experience with a company is by reading about other people’s past experiences. Does the company have a significant amount of reviews? Are most of them positive? Take some time to read several reviews from start to finish. It will give you insight into how the company operates and what you can expect as a customer.
In addition to positive reviews, you can also filter to see the company’s lowest reviews. While it’s important to remember that reviews on Google are not verified and anyone can write one, take a look at those reviews and see how the company presented itself. Did the company respond with professionalism and try to make the situation right, or did they not respond at all? Seeing how a company responds to unfavorable reviews can be just as telling as reading through the company’s five-star reviews.
We also recommend seeing if the company has an Angi profile. This platform verifies reviews, so you can know with certainty that the people leaving reviews were actual customers.
Do They Offer a Lifetime Warranty?
When done correctly, waterproofing work should last a lifetime. This is why local waterproofing companies that use the right products and methods offer lifetime transferable warranties. There are also manufacturer warranties that the company can extend to the customer, so be sure to ask about those as well.
If the company doesn’t offer its own warranty, this should definitely raise a red flag in your mind.
Once the work is complete, it’s important to know that the company will come out and fix any problems resulting from error. Without the warranty, the company is under no obligation to make the problem right, even if it’s due to their own negligence or oversight.
Companies that are confident in their workmanship and products offer the lifetime warranty because customers will rarely need to exercise the warranty, if ever.
Are They Veterans or Newcomers?
Everyone has to start somewhere. But with an investment of this size, you don’t want to take chances. Do some digging on the company’s website to see how long they’ve been in the waterproofing business.
Expertise that spans decades or generations speaks to the company’s capabilities and sustainability. They know how to overcome the different challenges that might occur during your project because they’ve encountered the exact same scenario many times before.
Are They Responsive When You First Reach Out?
The first few touchpoints between a company and a potential customer are absolutely critical. If a company takes days to get back to you about scheduling an estimate, you might want to be a little more wary. The last thing you want to do is work with a company that isn’t responsive and doesn’t communicate well.
You’re going to have a lot of questions before actually waterproofing your basement, so it’s important to choose a company that responds in a timely manner.
Those first few interactions can indicate whether the company is going to give you the level of focus and attention you need, or whether you might be better off looking elsewhere.
Do They Provide On-Site Estimates for Free?
If a waterproofing company tells you they can provide an estimate over the phone, this is a major red flag. There are many factors that will influence the final cost, so there’s no way to give an accurate estimate without visiting the actual site.
Additionally, be leery about working with a company that wants to charge you for the estimate. Reputable and licensed waterproofing companies offer free estimates because the inspection is necessary to provide an accurate estimate. Waterproofing your basement is also a significant investment—and you shouldn’t have to pay just to find out how much the project will cost.
An estimator should visit your home, thoroughly inspect the basement and share the estimate without any pressure tactics. Make sure you have a clear understanding of which circumstances, if any, can incur additional costs for the project. Legitimate waterproofing companies provide upfront pricing and do not resort to hidden fees. There are some situations when unforeseen circumstances can add additional time/cost to the project, so be sure to ask the company how their pricing works.
Is Waterproofing Their Specialty or One of Many Services?
If you needed to have heart surgery, you wouldn’t want an orthopedic surgeon to lead the procedure. Likewise, when you need to waterproof your basement, you want a specialist to tackle the job.
Waterproofing companies have the expertise, experience, equipment and products to deliver the best possible results. Working with a general contractor is not advisable because they are generalists and not specialists. When the stakes are high—as is the case for a waterproofing job—you absolutely want to go with a specialist.
Are They Able to Answer Your Questions and Thoroughly Explain Their Process?
We all appreciate when someone takes the time to answer our questions and provide the information we need to feel comfortable. Choose a local waterproofing company that makes you feel like one of few rather than one of many.
If you ask the company to outline their process, do you feel like they are rushing or glossing over the details? The right waterproofing company will take the time to explain how their process works and equip you with the resources you need to make an informed decision.
Speak to Several Companies and Make the Final Call
In order to make the best possible decision, it’s important to understand your options. Connect with multiple companies and schedule on-site estimates to compare prices, timelines, processes, etc.
While it might be tempting to base everything on price, this can lead to other problems down the road. If one company’s pricing is drastically lower than the other’s, there’s a reason for it. It can be that the company isn’t licensed and insured, uses inferior products, cuts corners in their work—all things that you don’t want to find out after the fact.
When the job is done correctly, you should only have to waterproof your NJ basement once. It’s an important decision to make, but by focusing on the points outlined above, you can weed out the bad guys and choose a waterproofing company that will do right by you and your family.
Get Ahead of the Mess!
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Table of Contents
Chapter 1: Why is There Water in My Basement?
Chapter 2: Why Is Basement Water a Problem and Do I Need Waterproofing?
Chapter 3: What Are the Different Ways to Waterproof My Basement?
Chapter 4: Should I Encapsulate My Basement?
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