New Construction Waterproofing Failure Remediation

Name: Dryspace Waterproofing & Foundation Repair
Address: Toronto, ON, CA
Telephone: 437-545-0067
Price range: $$

Vaughan, Ontario May 2024 Total Cost: $28,000 Duration: 10 Days

The Challenge

This 2019-built luxury home in Vaughan experienced catastrophic waterproofing failure just 5 years after construction. The builder's Tarion warranty had expired, leaving homeowners with massive water infiltration during the July 2024 storms. Investigation revealed multiple code violations and improper installation by the original contractor. The $1.8M home had $75,000 in water damage, and insurance denied the claim citing "improper construction."

Water damage on basement floor from failed new construction waterproofing

Water infiltration damage on basement floor - result of failed builder waterproofing

Property Details

Home Specifications

Built: 2019 (5 years old)
Builder: [Name Withheld - Litigation Pending]
Foundation: Poured concrete, 10" walls
Home Size: 4,200 sq ft
Basement: 2,100 sq ft finished
Foundation Perimeter: 180 linear feet
Original Cost: $1.8 million

Failure Points Discovered

• Water entering at multiple cold joints
• Foundation membrane stopped 2 ft above footing
• No drainage board installed
• Weeping tile crushed in 3 locations
• Improper backfill (clay used)
• Damp-proofing used instead of waterproofing
• Window wells not connected to drainage

Original Installation Failures (Our Investigation)

Cove leak at foundation floor joint - common new construction waterproofing failure

Cove leak at foundation-floor joint - a critical failure point in improperly waterproofed new construction

Critical Construction Defects Found:

Membrane Installation: Builder used spray-on damp-proofing (tar emulsion) instead of proper waterproofing membrane. Coverage was only 20 mils thick (code requires 60 mils).
Membrane Termination: Waterproofing stopped 24" above footing, leaving the critical footing-wall joint completely unprotected (code violation).
Drainage System: 3" perforated pipe used instead of 4" (undersized). Pipe was placed ON TOP of footing instead of beside it.
Backfill Disaster: Native clay soil used for backfill instead of free-draining gravel. No filter fabric installed. Clay created a "bathtub effect."
Cold Joint Neglect: 6 cold joints in foundation had no waterstop or treatment. Water poured through these joints.
Window Wells: Set in clay with no drainage connection. Wells filled with water and leaked through windows.

Builder Response: "Work was done to code at time of construction." (Investigation proved otherwise - multiple Ontario Building Code violations documented)

Our Complete Remediation Solution

Phase 1: Emergency Stabilization (Day 1)

• Install temporary sump pumps (3 locations) to control active flooding
• Emergency crack injection at worst leak points
• Set up industrial dehumidifiers and air movers
• Document all defects for insurance/legal purposes
• Protect undamaged finished areas with plastic barriers

Phase 2: Complete Excavation (Days 2-4)

• Excavate entire perimeter to footing base (180 linear feet)
• Remove all inadequate damp-proofing material
• Document code violations with photos/video
• Remove crushed drain tile sections
• Excavate and remove clay backfill (280 cubic yards)
• Power wash foundation to bare concrete

Phase 3: Foundation Repair (Days 5-6)

• Inject all cold joints with hydrophobic polyurethane (6 locations)
• Repair honeycomb areas in concrete (poor consolidation)
• Install crystalline waterproofing at all cold joints
• Apply bonding agent for membrane adhesion
• Install waterstop retrofit at footing joint

Phase 4: Proper Waterproofing Installation (Days 7-8)

• Apply primer to entire foundation surface
• Install 60-mil self-adhering rubberized asphalt membrane
• Extend membrane to cover footing top (critical!)
• Install protection board over membrane
• Add dimple drainage board for enhanced protection
• Detail all penetrations with mastic and fabric

New foundation exterior waterproofing with properly installed dimpled membrane

Proper exterior waterproofing membrane and dimple board installation - the way it should have been done originally

Phase 5: Drainage System Replacement (Day 9)

• Install new 4" perforated PVC drain tile (Big-O) beside footing
• Maintain 1/8" per foot slope to discharge
• Connect window well drains to main system
• Install cleanout ports for maintenance
• Connect to new sump pump system inside
• Add 12" of 3/4" clear gravel around pipes

Phase 6: Proper Backfill & Restoration (Day 10)

• Install geotextile filter fabric
• Place 3/4" clear gravel to within 18" of grade
• Compact in 12" lifts with plate compactor
• Top with 18" of topsoil for landscaping
• Grade to ensure 6" drop in first 10 feet
• Restore landscaping and sodding

Technical Specifications (Done Right)

Materials Used (Code-Compliant)

• 2,700 sq ft rubberized asphalt membrane (60 mil)
• 2,700 sq ft protection board
• 2,700 sq ft dimple drainage board
• 180 ft of 4" perforated drain tile
• 95 tons of 3/4" clear gravel
• 180 ft of filter fabric
• 15 gallons polyurethane injection resin
• 40 cubic yards topsoil
• TripleSafe sump system with battery

What Builder Should Have Used

Used: Spray-on damp-proofing (20 mil)
Required: Waterproofing membrane (60 mil)
Used: No drainage board
Required: Protection + drainage layer
Used: 3" drain on footing
Required: 4" drain beside footing
Used: Clay backfill
Required: Free-draining gravel
Used: No cold joint treatment
Required: Waterstop or sealant

Cost Breakdown

Component	Cost	% of Total
Emergency stabilization	$1,500	5%
Complete excavation	$6,000	21%
Foundation repairs	$3,500	13%
Waterproofing membrane system	$7,200	26%
Drainage system replacement	$4,500	16%
Proper backfill & grading	$3,800	14%
Landscaping restoration	$1,200	4%
Documentation & reporting	$300	1%
Total Remediation Cost	$28,000	100%

Original Builder's "Waterproofing": ~$3,000 (estimated)
Damage to Finished Basement: $75,000
Total Loss to Homeowner: $103,000

Legal Update: Homeowner pursuing builder for damages. Our documentation was accepted as expert evidence. Case pending.

Results & Current Status

Immediate Results (First Storm Test)

Zero water infiltration during next major storm (3.2" rainfall)
Sump pump cycling appropriately (not constantly)
Humidity dropped from 75% to 42%
No water in window wells
Cold joints completely sealed

6-Month Follow-Up (November 2024)

Survived July flooding and fall storms perfectly
Basement renovation completed ($95,000 redo)
Insurance reinstated coverage (with our report)
No moisture issues whatsoever
Property value protected

Lessons for New Construction Homeowners

Critical Takeaways:

Builder waterproofing is often inadequate: Many builders do the minimum to pass inspection, not what's needed for long-term protection.
Tarion warranty is limited: Only covers 2 years for water infiltration. Problems often appear in years 3-5.
Document everything during construction: Take photos of foundation work before backfill. Builder photos are often "lost."
Damp-proofing ≠ Waterproofing: Damp-proofing (tar spray) only resists moisture, not water under pressure.
Proper installation costs 3x more: Builders save ~$5,000 by cutting corners, causing $100,000+ in damage.
Get independent inspection: Before warranty expires, have foundation inspected by waterproofing specialist, not home inspector.

Homeowner Statement

"We bought our 'dream home' from a reputable builder, never imagining we'd face flooding in a brand-new house. When water poured in during the July storms, the builder blamed unprecedented rainfall and said warranty had expired. Insurance denied our claim. We were devastated - facing $75,000 in damage plus repair costs. Dryspace's investigation revealed shocking negligence in the original installation. They documented everything, fixed it properly, and their report helped us with insurance and legal action. The $28,000 hurt, but it saved our home and sanity. If you have a new home with water issues, don't accept excuses - get a real expert opinion."
— Jennifer & Mark D., Vaughan

New Construction Red Flags

If your newer home (built 2015-2023) shows these signs, you may have similar issues:

Warning Signs:

• Water after "normal" rainfall
• Efflorescence on new foundation
• Sump pump runs constantly
• Window wells fill with water
• Cracks appearing in first 5 years
• Basement humidity over 60%

Builder Red Flags:

• Won't provide waterproofing details
• Says "all homes have some water"
• Blames unprecedented weather
• Offers only interior patches
• Claims warranty expired
• No longer in business

Act quickly - document issues before warranty expires and damage worsens.

New Home with Water Problems?

Don't let builders dismiss your concerns. Get an independent assessment that documents the real cause and provides solutions. Our reports are court-admissible and insurance-accepted.

Get Expert Assessment Emergency: 437-545-0067