Sonia

Hi Sonia,

A walkout basement needs to have concrete walls for structural strength when the walls are less than 18” above finished grade (dirt), then conventional wood framing can take over.

Concrete walls, no matter what anyone else tells you, are always damp and cold…always…in any climate and in any season. So, it makes sense (and cents) to switch to wood as soon as the finished grade allows.

As for the wood framed walls strength, there is no dirt pushing on the wood framed walls, no hydrostatic pressure either as the wood framing is above grade, so the wood framing is fine.

As for the flooding part of your question, I hope you mean minor flooding such as flooding caused by a leaky basement.

One of the main advantages of a walkout basement is the fact that with proper waterproofing and drainage, the chance of a flooded basement is greatly reduced.

The chance of flooding is reduced because rain and runoff water have gravity helping them go around the structure and drain away from the house on the side where the wood walls are “at grade”.

A sump pump is still required with a walkout basement by most building codes, so that tells you that a walkout basement is not immune to flooding.

But flooding is irrelevant as to whether the walls are concrete or wood.

Carl

We are purchasing a modular and need a basement put in. The modular is 27 x 65 feet. The walls of the basement should be 9 foot. We need someone in Michigan to give us a price quote.

Right now we just need a quick estimate (ball park figure) to get the loan started.

Thank you.
Laura

Hi Laura,

You should be able to find a qualified foundation contractor in MI without too much trouble. Your Modular dealer is the most likely place to find one.

You could also call a concrete supplier for a few names.

Get at least three bids from three different contractors and be sure to get (and check) references from them.

In the meantime if you want to get a rough estimate as to what the cost should be, read my article on “Basement Construction Cost”.

You’ll see how to use the “Building Cost Calculator” that’s on my “Getting Started” page to come up with a rough estimate of just the basement.

The shape of the outside perimeter is an important consideration in estimating the total basement construction cost.

Generally, the more complex the shape of the basement foundation, the more expensive the structure per square foot of floor area…Read the rest of the instructions on how to use the calculator to get just the cost of the basement (don’t forget excavation, permits, etc.) @ Basement Construction Cost.

Good luck and enjoy your new home,
Carl

We have a walk out basement facing northwest with split faced block on the outside and last year we had our contractor insulate the wall on the interior because of condensation building up on the inside of the wall in the winter.

Well this spring on a warm day I was down in the basement and noticed that there was water on the floor. Since the wall is not finished with drywall I was able to take a look and see behind the insulation and the block wall is wet.

I’m concerned about mold and I thought insulating the wall was going to stop the condensation. Our basement is heated but only at about 60 degrees, like I said it’s unfinished. Any thoughts?

Thanks, Autumn

Hi Autumn,

You should read my page on basement insulation on www.byoh.com You are wise to be concerned about mold. Other problems such as wood rot can occur too.

Here is an excellent article on your problem from the Michigan State University Extension bulletin E-2109, Moisture Problems in the Home.

Adding insulation to basement walls has advantages similar to adding it to wall cavities and the ceiling: it eliminates cold surfaces where condensation can occur, and it cuts energy costs…continued.

Soil Saturation

Carl Heldmann