How to Help Prevent Basement Flooding and Water Damage in a Chicago Home

Water intrusion is one of those homeownership issues that can go unnoticed—until a major Chicago storm exposes a problem.

For both Chicago homebuyers and current homeowners, understanding how water moves around a property can help identify potential problems before they turn into expensive repairs.

From gutters and grading to sump pumps and sewer backups, here are some of the most important things I recommend paying attention to when evaluating a Chicago home.

Start Outside: Where Does the Rainwater Go?

One of the simplest things you can do is walk around the exterior of the property and look at what happens to rainwater coming off the roof.

1. Check the Gutters

Gutters are designed to collect rainwater from the roof and direct it toward the downspouts. When they're clogged, damaged or improperly pitched, water can overflow and end up next to the house.

Look for:

Clogged gutters

Sagging sections

Water stains on siding or masonry

Evidence of water overflowing the gutters

Loose or disconnected downspouts

For homeowners, regular gutter cleaning can be a relatively inexpensive piece of preventative maintenance.

2. See Where the Downspouts Discharge

A functioning gutter system doesn't accomplish much if the downspouts dump all that water directly next to the foundation.

Ideally, water should be directed away from the house.

When looking at a property, pay attention to downspout extensions, underground drainage systems and areas where water appears to collect.

One of the simplest questions to ask is:

“Where does all the water from this roof go during a major storm?”

3. Look at the Grading Around the House

The ground surrounding a home generally should slope away from the foundation.

If the yard, landscaping, patio or other surfaces slope toward the house, rainwater may collect along the foundation.

Pay particular attention to:

Low spots next to the house

Soil that slopes toward the foundation

Patios pitched toward the building

Sidewalks or walkways directing water toward the house

Standing water after rain

These are easy things to overlook when you're focused on kitchens, bathrooms and finishes.

Go Downstairs: What Is the Basement Telling You?

A basement doesn't need to have standing water for there to be evidence of a previous moisture problem.

4. Look for Signs of Previous Water Intrusion

When I'm walking through a basement, I'm not only looking for water. I'm looking for clues that water has been there before.

Those clues can include:

Water stains

White, chalky residue or efflorescence on masonry

Peeling or bubbling paint

Musty odors

Discoloration

Rust around mechanical equipment

Damaged baseboards or drywall

Uneven patches of fresh paint

None of these automatically means that a home has a serious water problem, but they can be reasons to ask additional questions or have the area evaluated by the appropriate professional.

5. Find the Sump Pump

If a property has a sump pump, take a look at the system rather than simply checking off a box that says “sump pump.”

Questions worth asking include:

Is the pump operational?

Where does it discharge?

Is there a battery backup?

Is there a secondary pump?

Does the sump pit appear properly maintained?

When was the pump last replaced?

For homeowners, testing the sump pump periodically is much better than discovering a problem in the middle of a severe thunderstorm.

6. Understand the Home's Sewer-Backup Protection

Basement water doesn't necessarily come through the foundation.

During significant rain events, sewer backup can also be a concern for some Chicago properties.

Depending on the home, you may encounter systems such as:

Overhead sewers

Backwater valves

Check valves

Sump systems

Ejector pumps

If you're purchasing a home with a finished basement, understanding what type of sewer-backup protection is present can be especially important.

Ask the seller what system is installed and whether there is any known history of sewer backup or basement flooding.

Don't Forget to Look Up

Water intrusion isn't only a basement problem.

7. Inspect the Roof, Flashing and Roof Penetrations

Roof leaks can travel before they become visible inside a home, which means the location of a ceiling stain isn't necessarily the location where water is getting through the roof.

Areas that deserve particular attention include:

Chimneys

Skylights

Plumbing vents

Roof-to-wall connections

Flashing

Gutters

Flat-roof drains

Inside the home, look for staining, bubbling paint, damaged drywall and other indications of previous moisture.

8. Examine Windows and Doors

Water can also find its way into a home around windows and exterior doors.

Look for:

Staining underneath windows

Soft or deteriorated wood

Damaged trim

Cracked or missing caulk

Discoloration

Evidence of previous repairs

Pay Special Attention to Basement Window Wells

Window wells can collect a surprising amount of water during a heavy Chicago storm.

Check whether they appear to drain properly and whether the window and surrounding materials show evidence of previous water intrusion.

Chicago Brick Homes Require Another Look

9. Check the Masonry

Chicago has an enormous inventory of brick homes, two-flats, three-flats and small multifamily buildings.

While brick and masonry can be extremely durable, they still require maintenance.

Look for:

Deteriorating mortar joints

Cracked masonry

Failed sealant around windows and doors

Damaged parapets

Deteriorated flashing

Areas showing evidence of repeated moisture

Tuckpointing and masonry repairs aren't necessarily just cosmetic improvements. Proper maintenance can be an important part of keeping water outside the building.

The Big Picture: Follow the Water

When evaluating a home for potential water problems, I like to think about the property as an entire system.

Roof → Gutters → Downspouts → Grading → Foundation → Drainage

The goal is to collect water and move it away from the home before it has an opportunity to get inside.

For buyers, this is also a good reminder that some of the most important parts of a home showing aren't necessarily the most exciting ones.

A beautiful kitchen is easy to notice.

Where the downspouts discharge isn't.

But the second one could ultimately have a much bigger impact on the cost of owning the home.

Buying a Home in Chicago? Know What to Look For

As a Chicago Realtor, part of my job is helping buyers look beyond finishes and understand the property they're considering purchasing.

That doesn't mean replacing the role of a licensed home inspector, structural engineer, roofer, plumber or other qualified professional. When something raises a concern, the appropriate specialist should evaluate it.

It does mean helping buyers know what questions to ask, what deserves a closer look and when additional investigation may make sense.