From: davidr@rookie.cadence.com (Dave Rich; x6337)
Subject: Re: Mystery under front steps
Reply-To: davidr@rookie.cadence.com (Dave Rich; x6337)
Organization: Cadence Design Systems, Inc.
Date: Tue, 1 Sep 1992 17:06:06 GMT

In article <1992Aug25.211029.1305@isunix.cdx.mot.com>, Jensen_C@msm.cdx.mot.com writes:
|> I've got steps at my front door made of concrete covered with brick
|> on top that measures 6' wide by 4' deep, 2 steps high.  I've noticed
|> a couple of odd things around the steps and am not sure if I should be 
|> concerned or not.  Any insight or advice is greatly appreciated!
|> 
|> The first thing I noticed was condensation in the basement on the wall section
|> (poured concrete) in the area under the front steps.  This showed up when I
|> started to finish off the basement walls and put up a plastic moisture barrier
|> behind the studs.  I stapled 3 mil plastic to the sill plates  and brought it
|> down to the floor under the sole plate of the studded wall.    I assume the
|> condensation is due to the ground under the steps being cooler thus causing a
|> cold spot on the wall and condensation.  But why don't I get condensation at
|> the bottom of the wall where it is probably just as cold?  Also, should I be
|> concerned about the sill plate rotting due to this moisture buildup behind the
|> plastic?
|> 
|> Another thing I have noticed is that there are always ants steaming behind the
|> steps where they meet the house and there are cracks on either side.  They are
|> the garden variety black ants, not destructive as far as I know.  Should I be
|> concerned about them?  Should I seal up the cracks?   We now also have a snake
|> under the steps too!  He sought refuge there when my wife went ballistic with a
|> garden hoe!
|> 
|> Lastly,  I have raised the ground level in the front of the house for gardens. 
|> The dirt is now ~ 6 inches from the bottom clapboards (also halfway up the
|> steps if it matters).  Is there a "safe" minimum exposure for the foundation to
|> prevent decay of sills?  The grade is away from the house so there is no
|> standing water, but when the ground is wet, the exposed foundation surface is
|> also damp.   I should also mention the the entire development used to be a sand
|> pit so there should be excellant drainage under the topsoil, cuz it's all sand
|> down there!
|> 
|> Any insights/comments welcome.
|> 
|> -Carl
|> 
|> post replies or send email to:
|> csj@codex.com  -or-
|> jensen_c@msm.cdx.mot.com
|> 
|> 

Carl, 

I think the problem is caused by extra dirt added around the foundation 
or steps. Most foundation are coated with a waterproofing material up to
the expected ground level. Raising the ground level may cause some seeping.
You should taper the ground back to the original level. Also, allow water to
drain between the stairs and the foundation. We also live on a sandy lot.
Ants go to the house looking for water.

Hope this helps

____________________________________________________________
Dave Rich	tele 1-508-934-0337 email davidr@cadence.com
Cadence Design,	2 Lowell Research Ctr., Lowell MA 01852-4995
____________________________________________________________
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