DESIGN GUIDE

Basement
waterproofing

Foreword
This publication is one of a series related to basements for housing. It has been produced under the direction of the
Basement Development Group, which was initiated and is co-sponsored by the British Cement Association.

Acknowledgments
The British Cement Association (BCA) is grateful to the British Structural Waterproofmg Association (BSWA) for cosponsoring this publication. It is also grateful for the assistance and comments provided by members of the Basement
Development Group and for the considerable work of its Waterproofing Task Group in drafting and progressing this
publication. Particular thanks go to Maria Hudlass and Steven Edwards of Servicised for the production of the figures.
Thanks are also extended to all others who provided input to and comments on the preparatory drafts.

Basement Development Group

Waterproofing Task Group

B
A
F
D
M
P
D
A
B
R
G
P

A K Tovey (Chairman), Tecnicom

S Brown, Sika Limited
V Connolly, Renlon Limited
M Falla, Booth Engineering Services Limited
Z Ginai, Marley Waterproofing Limited
P Hewitt, Vandex UK Limited
T Holloway, Renlon Limited
M Lenaghan, Servicised Limited
I J Moffat, Fosroc Expandite Limited
J A M Padley-Smith, Mastic Asphalt Council and
Employers Federation Limited
A J Parker, SCL Group Limited
M Radford, RIW Limited

Aspin (Chairman), House Builders Federation

K Tovey (Secretary), Tecnicom
Atkins, National Housebuilding Council
Burke, Zurich Municipal
A Clarke, British Cement Association
Hart, Institute of Building Control
James, Bovis Homes South West
Jones, Stewart Milne Group Limited
Keyworth, Architect
S Reynolds, Institute of Clerks of Works
R Sharpe, Association of Building Engineers
Trotman, Building Research Establishment

Supporting Trade Groups

Autoclaved Aerated Concrete Products Association
British Sructural Waterproofing Association
Concrete Block Association
Mortar Producers Association
Ready-mixed Concrete Bureau

48.058
First published 1994
ISBN 0 7210 1475 5
Price group D
British Cement Association 1994

Published by
British Cement Association
Century House, Telford Avenue
Crowthorne, Berks RG11 6YS
Telephone (0344) 762676
Fax (0344) 761214
From April 1995 the code will be (01344)

All advice or information from the British Cement Association is intended for those who will evaluate the significance and limitations of its contents and take responsibility for its use and
application. No liability (including that for negligence) for any loss resulting form such advice or information is accepted. Readers should not that all BCA publications are subject to revision
from time to time and should therefore ensure that they are in possession of the latest version.

Contents

Introduction

Scope

Design principles

Basement usage

Site information

Deciding on form of construction

Forms of construction
Factors affecting choice of construction
Characteristics of construction forms
Suitability of construction forms

Form and characteristics of

waterproofing systems
Category
Category
Category
Category
Category
Category
Category

1:
2:
3:
4:
5:
6:
7:

Bonded sheet membranes

Cavity drain membranes
Bentonite clay active membranes
Liquid-applied membranes
Mastic asphalt membranes
Cementitious crystallization active Systems
Proprietary cementitious multi-coat renders,
toppings and coatings

Ancillary materials

Waterstops
Bandage joint systems
Membrane protection products

Other design considerations

Thermal insulation
Condensation
Vapour control
Chemical barrier
System restraint
Substrate movement
Expansion joints
Defects and repair

Site investigations

Groundwater
Soil type and conditions
Movement risks likely to affect basements

Construction options

10

Basement site locations and forms

Design factors affecting construction

Waterproofing details

13

Details of waterproofing options

and forms of construction

Selection procedure

17

Guide to assessing basement designs

Assessing risk

Glossary

18

References

19

Other publications relating to basement structures

Production: Words & Pages

Introduction
Basements provide an opponunity for the builder to
achieve a good return on his outlay, and his customer to
benefit by being offered houses with greater potential(1).
Including a basement maximises available land space,
provides more stable construction, is thermally efficient
and offers ideal quiet areas and further space for storage
or accommodation. Basements can be economically
introduced onto most sites and, in particular, have clear
advantages on sites with poor ground that may otherwise
be regarded as difficult and possibly uneconomic to build
on. This publication is intended to help the builder or
designer arrive at the most appropriate form of construction and waterproofing solution.

Grade 3 environment than to upgrade it later. Certain

forms of construction and waterproofing may lend
themselves to upgrading more readily than others (see
Construction options on page 10).
It is unlikely that a Grade 4 environment would be
required in a domestic situation. If it did become necessary, a Grade 1 environment may be upgraded to
Grade 2 by introducing a drained cavity system or
internal waterproofing. A basement performing to Grade
2 can be upgraded to Grade 3 or 4 by incorporating
additional ventilation and/or dehumidification.

Proposed
development

A companion publication, Basement waterproofing: Site

guide(2) provides advice on the application or installation
of the various waterproofing systems, and comments on
other associated construction matters.

Site survey

Scope
The details and comments given in this publication are
limited to Grade 2 and 3 internal environments, as
defined in BS 8102, which are appropriate for residential
basements.

Design
considerations

The Grade 2 environment is for use as workshops and

plant rooms, and other areas where the performance
level permits no water penetration, but higher levels of
water vapour would be tolerable and surface condensation may occur.

Basement use
Environmental
requirements

Geology
Water table
Topography
Soil drainage

House type and

shape
Foundations
design

Basement
construction
Type A/B/C

The Grade 3 environment is for ventilated residential and

working areas which require a drier environment.

Selection of
waterproofing
system

Design principles
The specification of waterproofing systems is a specialised task. It is recommended that, once the design team
has given the system some thought, the manufacturers of
the systems under consideration are contacted immediately for early advice and help on the waterproofing
design. The British Structural Waterproofing Association
can provide details of manufacturers of the different
generic waterproofing systems and of appropriate
specialist waterproofing contractors.
Choosing a suitable basement construction may be
divided into four main steps:

No

Is
construction
buildable?

Yes
Solution

F i g u r e 1 : Principle selection criteria

Decide on basement usage

Gather site information
Decide on form of construction
Decide on form of waterproofing
These and other factors needing consideration are shown
in the flow chart in Figure 1.

Basement usage
Table 1 of BS 8102 relates environmental performance
levels to basement usage, and defines them in Grades
1 to 4. Most basements will be for domestic accommodation, which is Grade 3. Some basements may be for
permanent workshops or garages, and a Grade 2 environment would be acceptable. However, since usage
may change, it is better to construct a basement to a

Site information
The gathering of site information is dealt with in Site
investigations on page 8. However, a few points need to
be considered when selecting the form of construction
and waterproofing system.
High water tables present the greatest risk of failure of
the water-tightness of a basement. If there is a permanently high water table, it is important to identify it.
A watercourse or water table that rises and falls with
climatic changes must also be identified. How often and
for how long the water table stays high are also important. If the water table rises briefly - say, after heavy rain
- and then immediately falls again, the risk of water
penetration through external waterproofing and then
through the structure is less than if the water table stays
high for a much longer period.

The likely presence of water and the position of the

water table must also be established for construction
purposes. The main contractor may need to lower the
water table temporarily to enable the construction and
waterproofing to go ahead. In addition, any lowering of
the water table will need to maintained until the loads
acting on the basement, from either itself or in combination with the superstructure, are greater than the forces
that would be generated by the water pressures as the
water table returns to its original level.
The existence of any aggressive elements in the ground
and/or the groundwater must be established to ensure

External
waterproofing

the most suitable combination of structure category and

waterproofing system is selected.

Deciding on form of
construction
Forms of construction
BS 8102 describes three forms of basement construction:
Type A, B and C. These are shown diagrammatically in
Figure 2, and discussed overleaf, together with the
factors affecting their choice.

Sandwiched
waterproofing

Intenal
waterproofing

Type A structures - tanked protection

Crystallisation, hydrophilic,
or injected waterstop

External or internal
waterstop as required
A non-integral kicker
will require one waterstop
where it adjoins the slab
and another at its
intersection with the wall

Water-resistant
reinforced
concrete
wall and slab

Water-resistant
reinforced
concrete
wall and slab

Type B structures - structurally integral protection

Preformed cavity floor and wall drain system

Floor drainage options

Engineering brick with
open joints at intervals

Floor finishes
Cavity drainage
system

Drained and
ventilated cavity

Drainage
former

Tiles

Membrane

No fines
concrete

Drainage sump
with pumped outlet

Type C structures - drained protection

Figure 2: The three forms of basement construction

Type A (tanked protection) structures have no integral

protection against water penetration and therefore rely
totally and permanently on a waterproofing membrane to
keep water out. The chosen structural waterproofing
system must be able to withstand hydrostatic pressure
from groundwater, together with any superimposed or
service loading.
The structural wall may be prestressed, reinforced or
plain concrete or masonry with the structural waterproofing system incorporated externally during construction.
Or it may be applied internally to the finished basement.
Masonry walls may require a cement rendering or flush
pointing to produce a surface good enough to accept a
waterproofing system.
This Form of construction can, depending on the waterproofing system used, also provide high resistance to
water vapour movement.
Type B (structurally integral protection) structures
requires the structure itself to be constructed as an
integral water-resistant shell.
Invariably built of reinforced or prestressed concrete, the
basement structure must be designed within certain strict
parameters to ensure it is water-resistant. Most designs
would be carried out according to the recommendations
of BS 8007 or BS 8110, which give guidance on the grade
of concrete and steel spacing.
Without the addition of a separate membrane, this form
of construction may not be as resistant to water vapour
movement as a Type A or C.
Type C (drained protection) structures incorporate a
drained cavity within the basement structure. There is
permanent reliance on this cavity to collect groundwater
seepage through the structure and direct it to drains or a
sump for removal by drainage or pumping.
Structural walls may be prestressed, reinforced or plain
concrete or masonry. The external basement wall must
provide enough resistance to water ingress to ensure the
cavity accepts only a controlled amount of water or
dampness. If this is not so, the cavity system may not
cope with the deluge of water from a high water table or
during storm/flood conditions.
This form of construction can, depending on the waterproofing system used, also provide high resistance to
water vapour movement.

Type A
The watertightness of the Type A basement relies totally
on the effectiveness of the waterproofing system. With a
high water table, any defects will allow water to penetrate the structure, finally entering the basement as free
water. If this water is not removed, the basement will fill
to the level of the water table.
Since total reliance is placed on the waterproofing system
in Type A structures, account must be taken of the need
to gain access if a defect occurs. Externally applied
systems will require subsequent excavation. Locating the
source of a defect in a system not continuously bonded
to the substrate wall can add further complications.
Where access is, or is liable to be, severely restricted by,
for example, a permanent external in-situ pavement or
patio, then an internally applied membrane may be
easier to maintain. Defects can then be more readily
found and repaired. An internal system could be used
with an integral construction or external system to
reduce the risk (see Assessing risk on page 18). The
performance of internal waterproofing systems can be
affected by the attachment of skirtings etc. or by fittings
applied subsequently.
Where the site is permanently free-drained, any defects
in the system will allow moisture to move under capillary
action. Where the defect is small, this will usually result
in some dampness in the structure, but will not necessarily show itself on the internal surface. However, any
decoration or surface coating that acts as a vapour check
will increase the risk of interstitial condensation and
hence possible damage.
With a varying water table, significant water ingress
through defects will occur only during storm or waterlogged conditions. If the water table is high only briefly,
the ingress might not be enough to show itself. The
longer it stays high, the greater the risk of significant
dampness or even partial flooding.

Factors affecting choice of construction

Type B

To consider the performance and likely reliability of

these three types of structure, many factors need to be
known (Figure 1). These include natural groundwater
levels or perched water tables, groundwater contaminants, natural drainage and soil type. Of these, by far the
most significant is water table level, which depends upon
many factors and no two sites can, therefore, be said to
be the same. However, they can be generally classified
as follows:

The watertightness of the Type B construction is totally

reliant upon the design and construction of the basement
as an integral shell, using a concrete of low permeability,
and appropriate joint details.

or perched water table where, by definition,

Athe high
groundwater level is consistently above the level
of the basement floor.
A permanently low water table, or free-drained site,
where
the water table is consistently below the level
of the basement floor.
variable water table, where the levels may vary
Abetween
the two extremes described above.

Characteristics of construction forms

Any structural waterproofing membrane designed to
resist a hydrostatic head should not let any free water
pass through it. However, in practice, consideration must
always be given to what would happen as a result of any
defect. The effects of water table conditions on the three
basement types are discussed below.

The most common defects are permeable concrete

through lack of compaction, honeycombed concrete,
contamination of construction joints, cracking due to
thermal contraction and shrinkage. These can all be
reduced by correct specification and design and by
careful construction.
Type B structures need to be carefully constructed to
avoid defects that let water through. Although they are
designed to be water-resistant, additional waterproofing
systems may be applied either internally or externally to
the faces of the walls and floors to control water vapour
movement, where appropriate, or to provide further
protection.

Construction joints need particular attention as these are

the areas most commonly associated with leaks. While
attention needs to be paid to jointing and positioning
water stops, great care is required in the placing and
compaction of the concrete. An alternative method of
controlling water ingress at construction joints is to use a
crystallization or hydrophilic system that reacts in the
presence of water to seal the joint.
The construction of a kicker either during or after
pouring the floor slab should not be encouraged as it is
difficult to construct without defects. Modern types of
formwork and kickerless construction techniques mean
that kickers no longer need be part of the construction
process (see Figure 2 on page 3).
With a high water table, minor defects in the concrete
usually result in only small amounts of water penetrating,
and stopping these is usually fairly straightforward.
Remedial action can usually be carried out from the
inside, so avoiding the need for external excavation.
Variable water tables present less of a problem, unless
the water table stays high for a long time.

With a very high water table, a Type B construction with

a preformed plastic drained cavity former applied
internally (effectively turning the construction into
Type C) could be considered to carry the smallest risk of
failure.
Where the site drains well enough to prevent the
build-up of hydrostatic water pressure, all three forms of
construction carry little risk of damp penetration.

Form and characteristics of

waterproofing systems
Since reliance has often to be placed on the waterproofing system, the designer must ensure the materials are
properly selected and adequate for the proposed location
and conditions. It is imperative that all continuous
horizontal, sloping or vertical waterproofing be specified,
and executed, in one proprietary waterproofing system.
Hybrid systems - using one system with another - must
be avoided because of the danger of incompatibility. Do
not mix hot and cold systems.

In a free-draining site, it is rare for a defect to be so

serious that water comes through by capillary action.

Most proprietary systems and materials are covered by

British Standards, Agrment certificates or manufacturers
warranties.

Type C

There are several categories of structural waterproofing:

The Type C construction relies totally on water collected

in the cavity being taken away. The amount of free water
entering will depend on the volume of external water
and its hydrostatic pressure, and on the initial resistance
of the structure to water ingress.

Category
Category
Category
Category
Category
Category
Category

With a permanently high or variable water table, defects

can arise in several ways:
Failure of drains or mechanical pumps could result in
flooding.
of the cavity by silt or other contaminants
Blockage
could result in flooding. (The design of the structure
should allow for clearing of silt and rodding of drains
should blockages occur.)
An increase in the ingress of water could exceed the
drainage capacity and result in dampness or flooding.
On a free-drained or sloping site, the cavities may be led
to a soakaway to handle any ingress from, say, percolating surface water. If the soakaway silts up or the drain
becomes blocked, dampness on the internal surface
becomes a possibility.

Suitability of construction forms

Generally, Type A structures are not recommended in
areas with an undrainable high water table.
A well-built Type B construction carries a low risk of
serious failure in a high water table. This is because
these structures can themselves be designed to be
resistant to the ingress of water under a hydrostatic head.
Care in the placement of concrete and waterstops
(Figure 2) at construction joints is essential. Additional
waterproofing protection may be used, but defects in
Type B structures are less likely to result in water ingress
owing to the integral protection of the structure.
A Type C construction could provide a suitable form of
structure, where any water can be easily drained to a
convenient point, for example on sloping sites where the
back is completely retaining but the front is not.

1:
2:
3:
4:
5:
6:
7:

Bonded sheet membranes

Cavity drain membranes
Bentonite clay active membranes
Liquid-applied membranes
Mastic asphalt membranes
Cementitious crystallization active systems
Proprietary cementitious multi-coat renders,
toppings and coatings

Category 1: Bonded sheet membranes

Bonded sheet membranes are generally cold-applied or
heat-bonded to the finished structural walls. Both are
modified bitumen on a range of carrier films. They are
applied externally, or internally with a loading coat
strong enough to resist hydrostatic pressure. Composite
polymeric sheet membranes are also available. They are
attached to the enabling works (reverse tanking), but
subsequently fully bonded by means of a specifically
formulated pressure-sensitive adhesive, to the pouted
concrete.

Design considerations
Flexible and able to adapt to minor movement and
shrinkage
within the substrate
They are of consistent thickness and quality
May provide protection against aggressive soils and
groundwater
when applied externally
When
applied
internally, they need to be restrained
by a loading coat
must be free from surface water for bonding
toSubstrate
occur
suitable only for uncomplicated foundation
Generally,
systems such as plain rafts

Category 2: Cavity drain membranes

Cavity drain membranes are high-density dimpled
polyethylene sheets, placed against the structure. The
dimples form permanent cavities between the structure

and the internal shell. They are used internally to drain

and control water ingress.

Design considerations

Installed after the construction of the basement

Defects may he rectified before completion
Minimum preparation of substrate needed
There is no hydrostatic pressure on the system: water
entering the cavity is collected and drained or
pumped away

They are of consistent thickness and quality

and able to adapt to minor settlement and
Flexible
shrinkage within the substrate
internal applications can overcome
Simple
complicated designs, e.g. piles and ground beams
high or variable water tables, blockages or
With
failure of drains/pumps may lead to flooding
Category 3: Bentonite clay active
membranes
Bentonite clay active membranes are sheets of sodium
bentonite clay sandwiched between two layers of
biodegradable cardboard. When the clay meets water, it
can swell to many times its original volume, sealing any
gaps or voids in the membrane. This category of
membrane is used externally.

Design considerations

Minor defects in placing should self-seal

They are simple to apply
The substrate does not need to be dry before
application
Minimum preparation of substrate is required
Must not be used in acidic or excessively alkaline soils
Category 4: Liquid-applied membranes
Liquid-applied membranes are one- or two-part systems.
They are applied cold, generally in two coats as a
bitumen solution, elastomeric urethane or modified
epoxy. They can be applied both externally and internally. In the latter case, the loading coat must be strong
enough to resist hydrostatic pressure, unless used as a
vapour barrier in Type B construction.

Design considerations

Being jointless, they maintain continuity of membrane

Easily applied to difficult substrate profiles
and flexible, thus accommodating minor
Elastic
movement and shrinkage within the structure
protect the structure against aggressive soils and
Can
groundwater when applied externally
Have high substrate adhesion and chemical resistance
Must be applied to a dry surface
applied internally, must be restrained by a
When
loading coat if subjected to a hydrostatic water
pressure, as in Type A construction

Careful application needed to achieve correct

thickness
of dried film
Require good surface preparation

Category 5: Mastic asphalt membranes

Mastic asphalt membranes are applied in three coats as a
hot, mastic liquid. They cool to a hard, waterproof
coating, but retain a degree of flexibility. Application can
be external or internal. If internal, the loading coat must
be strong enough to resist hydrostatic pressure.

Design considerations
Because of the multiple coats, there is little risk of
defects
in one coat being carried right through the
total membrane
provide protection against aggressive soils and
May
groundwater when applied externally
Substrate must be dry before application
Requires protective screed on horizontal membrane
before
loading coat is installed
Externally
applied membranes are generally
unsuitable for
complicated foundations such as piles

Category 6: Cementitious
active systems

crystallization

Cementitious crystallization active systems are coatings

applied as internal or external slurries. By reacting with
free lime in concrete, renders or mortars, they block
cracks and capillaries.

Design considerations
Provide in-depth waterproofing of concrete and
construction
joints
The chemicals remain active and will self-seal leaks
In construction joints, they assist repair of local defects
Applied externally, may protect against aggressive
soils and groundwater
Will not self-seal cracks greater than hairline (0.3 mm)
Cannot be used on building materials containing no
free lime
Will not waterproof defective concrete, such as
honeycombing

Category 7: Proprietary cementitious

multi-coat renders, toppings and coatings
Proprietary cementitious multi-coat renders, toppings and
coating are applied as a layer(s) to form a dense,
waterproof membrane. Waterproof renders or toppings
consist of a layer or layers of dense cementitious material
incorporating a waterproofing component. Cementitious
coatings are premixed slurries applied as a thin layer. All
are designed to be used inside the structure but can be
external.
Design considerations

Can be applied internally with no loading coat

requirement
Effective
against severe groundwater infiltration

Easily
applied
to difficult substrate profiles

When applied internally, defects are easy to find and

repair
Provide
a durable surface suitable for direct finish

When
appplied
can protect against
aggressive soils externally,
and groundwater

Being rigid, they may reflect any cracking of the

substrate
Fittings fixed mechanically through the system can
cause
problems and should be avoided

Ancillary materials
Waterstops
Waterstops for basement construction may be of one of
the following types, according to the location and
function:

Rubber or flexible PVC extruded profiles

or profiles of hydrophilic materials which swell
inStrips
water, either alone or as pan of a composite with a
rubber or PVC extrusion

Cementitious crystallization products

Post injected systems

Rubber or flexible PVC waterstops

These are extruded profiles fabricated with junction
pieces to provide a linked continuous system through all
the joints or discontinuities within a concrete structure.
Plain web profiles are available for non-moving or lowmovement construction and contraction joints. Profiles
incorporating a centre bulk or box are used where there
is movement, as in expansion joints.
Alternatively, waterstops may be cast totally within the
site-placed concrete. These are known as internal or
centrally placed waterstops. Internal waterstops will
resist the passage of water through a joint from either
face. However, as they are more difficult to install and
can cause problems when the concrete is being placed
and compacted, they are best avoided.
External waterstop profiles are also available and are
positioned on one face of the concrete. These rear-fixed
or surface waterstops simplify the shuttering and installation but will resist the passage of water only from the
face in which they are installed.

Water-swellable waterstops
Such waterstops depend upon a sealing pressure being
developed by the water absorption of a hydrophilic
material or filler. They are available as strips for bonding
or nailing to the first-placed concrete immediately before
the second pour. The strips may be wholly of hydrophilic
material, or compounded with a rubber, or part of a
composite profile. They can be applied against existing
concrete since they avoid the problems of breaking out
to install a conventional rubber or PVC waterstop. The
use of water-swellable strips is limited to low-movement
construction and contraction joints.
Hydrophilic material may be applied to a conventional
PVC waterstop profile to provide a combined system that
may also cater for expansion joints.

Cementitious crystallization waterstops

These differ from the previous two categories in that the
product consists of cements, fillers and chemicals to be
mixed on site as a slurry. The slurry is applied to the face
of the first-poured concrete before the second pour. The
waterstopping action results from salt crystallization, in
the presence of water, within the pores and capillaries of
the concrete. These products are not suitable for use in
expansion joints.

Post injected waterstops

These consist of a perforated or permeable tube fixed to
the first pour of concrete in the construction joint with
either end attached to fittings connected to the
formwork, or protruding from underneath it. The tube is
then cast into the construction joint.
After the concrete has hardened a polyurethane resin or
other propriety fluid is injected under low pressure to
flow through the tube and, when the exit of the tube is
sealed, it flows freely out of the perforations into any
cracks, fissures or holes in the construction joint. The
injected material then sets to seal all water paths through
the joint.

Bandage joint systems

Where large or unusual movement is expected in joints
or cracks - in both new and remedial work - bandage
joint systems may be used. These consist of strips of
synthetic polymer membrane, bonded across the joint
with a suitable adhesive. As systems vary, the manufacturers advice on application method and adhesive
should always be followed.

Membrane protection products

If construction operations may damage applied membranes, adequate protection must be provided. This can
consist of vertical blockwork and a 50 mm screed to
horizontal surfaces. Alternatively, protection boards
supplied by most membrane manufacturers may be used.
They are more convenient since they provide immediate
protection. They also eliminate a 'wet trade' operation
and allow the following works to continue immediately
after laying.
Protection boards should be rot-proof and robust enough
to withstand site operations. They should therefore be
chosen in consultation with the supplier of the waterproofing system.
A protection board may be used in vertical applications.
Alternatively, if vertical protection and drainage are
required, a geocomposite drainage sheet could be used:
its greater cost may be offset by the reduction or elimination of hydrostatic pressure on the membrane as a result
of the better drainage.

Other design considerations

As well as the general characteristics of the categories of
waterproofing already given, certain aspects are common
to several systems. The final selection will depend on the
form of structure and on other design and construction
aspects such as the need to control water vapour.

Thermal insulation
Including a basement can improve the thermal insulation
of the structure since the lower basement slab is more
efficient than a slab at ground level. The surrounding
earth will also improve the thermal transmittance of the
basement walls and there may be no need to provide
further insulation to comply with the Building Regulations However, where insulation is required, it may depending on whether it is placed inside or outside the
basement walls - dictate the form of construction and
waterproofing system. Any external insulation must have
low water absorption and be frost resistant to prevent
loss of its thermal insulation properties.

Condensation
Because window areas are often reduced, there tends to
be less natural ventilation in basements than in other
areas of a house. They are therefore generally more
prone to condensation, so heating and air circulation
need to be carefully designed to ensure condensation is
controlled.
Condensation in basements is too complex to be covered
in detail here. Reference 3 explains how to estimate its
risk and effects.
Water vapour tends to move from areas of high vapour
pressure to low vapour pressure. The vapour pressure in
a specific area relates directly to the humidity of the air at
that point, which in turn depends on the temperature
and the amount of free water available to be released
into the air.
Although it
always pass
so. In most
if the water
towards the
vapour will
low rate as

is commonly thought that water vapour will

from the ground into a basement, this is not
domestic situations, water vapour will move,
table is low, from within the structure
ground. If the water table is high, water
penetrate the basement but usually at such a
to be of little consequence.

A vapour-permeable waterproofing system can thus be

advantageous if the vapour tends to move from the
inside to the ground, but will allow relative humidity
within the basement to rise if the reverse conditions
apply.
A system that acts as a vapour check can be advantageous if the vapour tends to move from the ground into
the basement but similarly will allow the relative humidity to rise if the reverse is true. However, a vapour check
applied externally can cause interstitial condensation (3).
This should not be a problem as long as it is allowed for
in the design.
In general, careful consideration must be given to the
effect that the waterproofing system has on the resistance
to water vapour. In practice, where internal conditions in
a basement are controlled by properly designed heating
and permanent ventilation, the condensation risk can be
reduced to be no worse than in the rest of the dwelling.
The advantages/disadvantages of vapour permeable/
impermeable systems are then usually negligible.
If the environment is controlled solely by natural air
movement, the condensation risk increases and more
care is needed in the choice of waterproofing and
insulation systems.

Vapour control
As well as controlling water ingress, categories 1 to 5 can
also act as an effective vapour check. Although this is
often seen as an advantage, some structures need to
allow for water vapour movement, in which case a
category 6 or 7 system will be needed. The vapour
resistance of category 7 systems can vary significantly
with the product. It is important, therefore, to decide
whether water vapour needs to be controlled or not - see
Condensation above.

determined and the membrane manufacturer must be

consulted.

System restraint
Categories 1, 3, 4 and 5 need to be restrained so that
they can resist the forces involved. When applied
externally, the structure provides the restraint. When
categories 1, 4 and 5 are employed internally, they need
to be restrained by a loading coat. This will take up
space within the structure. Categories 2, 6 and 7 can be
used internally without a loading coat.

Substrate movement
Categories 1 to 5 have reasonable strain capacity and will
usually accommodate some flexing or design cracking of
the structure. Categories 6 and 7 are more brittle with
low strain capacity and so are less tolerant of structural
flexing. They will crack if the substrate cracks but may
still control moisture ingress if the cracks are fine.

Expansion joints
Care is needed when considering systems used with
expansion joints: always consult the manufacturer.
However, although joints can be detailed to cater for
movement, it is far better to design the structure in a way
that avoids expansion joints.

Defects and repair

Categories 1, 3, 4, 5 and 7 rely on their impermeability to
control water ingress. Defects in the materials or in their
jointing may require remedial treatment. With externally
applied systems, this may mean excavation. It is often
difficult, therefore, to reach defects in externally applied
systems, and there can be problems in locating defects in
systems that are not continuously bonded. Particular
difficulties will arise where the water table is high
permanently or for long periods, since ground dewatering would be required. Access following construction may not be desirable or possible, in which case an
internal waterproofing system may be preferable.
However, the performance of internal waterproofing
systems can be affected, as indicated in Characteristics of
construction forms on page 4, by the attachment of
skirtings etc., or by the application of subsequent fittings.
Categories 3 and 6 are active systems and can self-heal,
even years later.

Site investigations
As stated in BS 5930 (4), Investigation of the site is an
essential preliminary to the construction of all civil
engineering and building works. This is particularly
important for basements, since the materials used and the
performance of the finished structure will be greatly
influenced by the ground conditions. Several factors need
to be assessed and reference should be made to BS 5930
for detailed information on site investigations. Brief
details of some of these aspects are given below.

Groundwater
Water table

Chemical barrier
An external membrane can protect the main structure.
However, if the ground or groundwater is contaminated
with aggressive chemicals, methane and other gases,
their precise nature and concentration must be

The existence of a watercourse or water table and its

seasonal position below ground will need to be established. The site history and name clues such as Pond
Lane can help. Evidence of a flooding site could suggest
an impermeable soil or a high or perched water table.

Table 1: Characteristics of soils which effect basement construction

Material

Major divisions

Sub-groups

Drainage
characteristics

Shrinkage
or swelling
properties

Boulder and
cobbles

Other materials

Gravels and
gravelly soils

Coarse soils and

other materials

Sands and sandy

soils

Soils having low

compressibility

Fine soils

Soils having
medium
compressibility

Soils having high

compressibility

Fibrous organic soils with very high

compresibility

Boulder gravels

Good

Almost none

Hard: hard broken rock,

hardcore, etc.

Excellent

Almost none

Soft: chalk, soft rocks,

rubble

Fair to practically
impervious

Almost none to
slight

Well graded gravel and

gravel-sand mixtures,
little or no fines

Excellent

Almost none

Well graded gravel-sand

mixtures with excellent
clay binder

Practically impervious

Very slight

Uniform gravel with

little or no fines

Excellent

Almost none

Poorly graded gravel and

gravel-sand mixtures,
little or no fines

Excellent

Almost none

Grave1 with fines, silty

gravel, clayey gravel,
poorly graded gravel-sand-clay
mixtures

Fair to practically
impervious

Almost none to
slight

Well graded sands and

gravelly sands, little
or no fines

Excellent

Almost none

Well graded sand with

excellent clay binder

Practically impervious

Very slight

Uniform sands with

little or no fines

Excellent

Almost none

Poorly graded sands,

little or no fines

Excellent

Almost none

Sands with fines, silty

sands, clayey sands,
poorly graded sand-clay
mixtures

Fair to practically
impervious

Almost none to
medium

Silts
very
silty
with

Fair to poor

Slight to medium

Clayey silts (inorganic)

Practically impervious

Medium

Organic silts of low

plasticity

Poor

Medium to high

Silt and sandy clays

(inorganic) of medium
plasticity

Fair to poor

Medium to high

Clays (inorganic) of
medium plasticity

Fair to practically
impervious

High

Organic clays of medium

plasticity

Fair to practically
impervious

High

Micaceous or
diatomaceous fine sandy
and silty soils, elastic
silts

Poor

High

Clays (inorganic) of
high plasticity, fat
clays

Practically impervious

High

Organic clays of high

plasticity

Practically impervious

High

Peat and other highly

organic swamp soils

Fair to poor

Very high

(inorganic) and
fine sands, rock flour,
or clayey fine sands
slight plasticity

Ground drainage
The topography of the land and the direction and
movement of any groundwater should be determined as
they will have a bearing on any proposals to provide
drainage to reduce local groundwater pressures.
If there are any drains or land drains, their positions
should be established. Any new construction proposals
should not interrupt drains that still function unless
measures are taken to redirect them or to intercept the
water by a new drainage system.

Construction

options

Basement site locations and forms

There are many potential basement locations. Design
forms and waterproofing methods will therefore depend
on, for example, the prevailing terrain, soil conditions,
water tables, proximity of adjacent buildings and the
requirement of the end user. Typical locations and forms
of basement construction are illustrated and summarized
for three types of site: sloping, flat and infill.

Sloping sites

Soil type and conditions

The type of soil can greatly influence the quantity of
water reaching the basement wall. Free-draining soils
present fewer problems than clays, which tend to be
impermeable. It is important, therefore, to determine the
soil type and, in particular, its drainage characteristics.
Table 1, adapted from reference 5, gives the characteristics of the main soil types.
Some soils contain chemicals that may harm both the
structure and the waterproofing system. Check the
ground for materials that are detrimental, such as peat
and sulfates.
The presence of, or potential for, natural gases such as
radon and methane should be ascertained. The likelihood of radon can be established from the underlying
geological structure, and guidance for its control may be
found in reference 6.

Sloping or elevated sites allow both full and semibasements or split-level dwellings to be built, with cutand-fill options (Figure 3). Since these sites can normally
be effectively drained, properties would be at little risk
from percolating groundwater. Economical Type A
tanked basements or Type C structures can therefore be
built, simply designed in concrete or masonry, with
drainage provisions.

Flat sites
Flat sites provide the opportunity for basements wholly
or partially below ground (Figure 4). Excavated material
may be re-used to landscape around basements partially
below ground, giving the dwelling an elevated aspect.
Type A or C construction may be used if the site is freedraining or is in an elevated position with drainage
provisions.

Methane and other gases are likely to be linked to infill

and made-up ground, particularly where large amounts
of organic matter have been buried. Such sites can also
present risks from acid wastes, mineral oil shales, and
other fill materials.
Some slags and other residues often contain toxic
materials and some furnace ashes may be reactive.
Reference 7 gives information on site preparation and
resistance to moisture, and includes guidance on ground
contaminants.
Cut-off drain

Movement risks likely to affect basements

A change in ground moisture content - caused, for
example, by the removal of trees - can result in ground
movement and affect the loadbearing capacity of soil.
Clay and peaty soils are particularly prone to volumetric
changes leading to varying foundation pressures and
movement.

(a)

Semi-basement

Perimeter drain to
discharge to downside

The remains of former buildings or structures on the site

need to be assessed. They are best removed to avoid
differential movement due to bearing over strong points.
Steeply sloping sites may have high land-slip risks, which
should be assessed before proceeding further.
Particular care is needed where there are changes in the
soil strata that may cause differential foundation movement. Although such matters can be catered for structurally, they do present problems. For example, although
expansion joints are a common solution, they may not be
appropriate because of the difficulties of maintaining
watertightness, particularly in a waterlogged site.
If the risk of movement is high, movement joints
be considered. Where possible, designers should
attempt to create waterproofed expansion joints,
instead should design discrete boxes that can be
rately waterproofed.

10

should
not
but
sepa-

Cut-off drain

Perimeter drain to
discharge to downside

(b) Split-level dwelling

Figure 3: Basements on sloping or elevated sites

Basements constructed on a flat site in low-lying areas

with impermeable soils can be difficult to drain. As there
may be problems with perched, fluctuating or permanently high water tables, substructures designed in
water-resistant Type B construction would therefore be
advisable. Any window fire exit must be above the
highest anticipated water level.
Cut-off
drain

(c) Split-level with basement wholly below ground and with

side access

Infill sites
Inner city areas provide more opportunities for house
basement construction because high kind values increase
property costs. Infill sites between adjacent dwellings can
be developed (Figure 5). However, these may be more
susceptible to periodic flooding from existing defective
water mains. Design preference is for Type B construction, perhaps with internal waterproofing or drained
cavity provision.
Where adjacent properties have to be underpinned, it
can be difficult to achieve continuity in external or preapplied waterproofing systems. Alternative systems
should therefore be looked at.

Cut-off
drain

Perimeter drain to
discharge to downside

Semi-basements on infill sites can probably use a bunded

catchment area. If so, the bund walls should be designed
as Type A tanked construction or Type B water-resistant
concrete, with a drainage sump (Figure 5(b)) for rainwater. Clearly, this form of construction can be adopted
for both flat and sloping sites.

(d) Projecting basement

Figure 3: Continued

(a) lndependant structure with basement wholly below ground

(a) Basement partially below ground

Drainage sump

Retaining bund wall

(b) Semi-basement on inflll terrace development

(b) Basement wholly below ground

Figure 4: Basements on flat sites

11

Design factors affecting construction

Basement drainage
Attention should be given to the drainage requirements
for Type A tanked structures and reinforced concrete
Type B structures. Lack of proper drainage to basement
surrounds may result in hydrostatic pressure and subsequent leakage through defects in the waterproofing or
concrete.

Stepped and staggered

foundations make it difficult
to achieve continuity of
waterproofing. Therefore the
preference is for sandwich
construction with provision
for external relief drainage

Installing a geocomposite drainage sheet and fin or land

drains will help deflect and drain water away from the
perimeter of buildings, so improving the total waterproofing (see Waterproofing details on page 13).
An additional water-activated pump may be used to deal
with run-off water. This can be particularly useful where
the water table becomes perched because the soil is too
impermeable to handle the percolating surface water, as
with a clay soil. Such pumps, which are normally
installed outside the structure, can be used to ensure that
the severity of water conditions does not exceed that
taken for design. They can be used either to extend the
application of Type A and B construction or to provide
an additional escape for water, but may not be appropriate for all water-proofing systems. The outlet from such
pumps must discharge to areas where the water cannot
feed back to the pump inlet.
The orientation of the basement area to the general flow
of groundwater should also be considered - see Figure 6.
Any L- or U-shapes with a re-entrant angle against the
natural drainage flow can act as dams and increase the
risk of hydrostatic pressure. Where basements are
constructed against the flow of water, sub-drainage
should be provided and graded to storm drains or open
outlets on the downside of the building.

(c) Staggered foundations

Figure 6: Continued

Foundation design
Structures should be designed to keep foundations as
simple as possible. Expansion joints and complicated
shapes are best avoided, since they are points of weakness and need a lot of attention to detail.
Complicated foundation designs do not lend themselves
to external waterproofing. When deciding on the form of
construction and waterproofing, the designer should
consider 'buildability' and the acceptable level of risk,
relative to cost of achieving the desired performance.
Consideration must also be given to how remedial work
may be carried out if this performance is not attained.
Common foundation designs are shown in Figure 7 with
suggested waterproofing options.

Type A structure
Confine to sloping or
elevated sites with good
drainage
External or internal
waterproofing
High-risk design due to lack
of continuity between wall
and floor. Reinforcement
may be required to control
cracking

Drainage may be require

to alleviate build up of
hydrostatic head

(a) Strip foundation

(a) Non-preferred orientation

Type A structure
Confine to sloping or
elevated sites with good
drainage
Orientation of basement
design to avoid possible
'damming' of the ground
water flow

External waterproofing may

be required to modify the
exposure situation of the
retaining wall
Difficult to achieve continuity
of waterproofing membrane
when applied externally

(b) Preferred orientation

Figure 6: Drainage and orientation

12

(b) Piled ring beam and reinforced masonry wall

Figure 7: Typical foundation designs

Waterproofing details
Type C structure
Ideal for sloping or
elevated sites
External waterproofing may
be required to modify the
exposure situation of the
retaining wall
Difficult to achieve continuity
of waterproofing membrane
when applied externally

Details of waterproofing options and forms

of construction
The principal form of construction outlined in Deciding
on form of construction on page 3 may involve a variety
of waterproofing options. The principal details and
elements of the main waterproofing systems are shown
in Figure 8.

Two leaves of
structural wall
(not tied)

(c) Piled foundation

Membrane
Type A structure
Confine to sloping or
elevated sited with good
drainage
Simple design
External waterproofing
may be required to
modify the exposure
situation of the retaining
wall

(a) Sandwiched waterproofing

(d) Reinforced masonry wall with reinforced concrete raft

Membrane/waterproof
render
Type B structure
Suitable for permanent
or variable water tables
above slab level

Concrete or masonry
structural wall
(not waterproof)

Reinforced concrete
design to BS 8110 or
BS 8007 as appropriate

Protection/loading coat
(if required)

May be combined with

external/internal
waterproofing or drained
cavity construction to
enhance performance

(b) lnternal waterproofing

(e) Reinforced water-resistant concrete box

Type C structure
Suitable for permanent
or variable water tables
above slab level

Protection (as specified)

Membrane

Reinforced concrete
design to BS 8110 or
BS 8007 as appropriate

Concrete or masonry
structural wall
(not waterproof)

Internal drained cavity

construction

(f) Drained cavity construction with piled foundation

Figure 7: Continued

(c) External waterproofing

Figure 8: Alternative waterproofing systems

13

Permanent masonry
enabling works

Structural wall

Ventilated cavity
Concrete or masonry
structural wall
(not waterproof)

Concrete or masonry
structural wall
(not waterproof)

Membrane fastened/bonded
to temporary/enabling works

Inner skin

Basement

(d) External (reverse) waterproofing

Basement

(h) Drained cavity, no waterproofing to walls, structure not

providing Type B standard

Figure 8: Continued
Water-resisting structural
wall to BS 8110 or BS 8007
as appropriate

Preformed cavity
drainage system
Inner skin

Basement

As already indicated, each waterproofing system may be

used as the sole protection or combined to give additional protection. The final choice depends on the site
conditions and the level of waterproofing necessary.
Some systems may also make use of externally applied
geocomposite drainage sheets to prevent or lessen
hydrostatic pressure reaching the external structure or
waterproofing system (Figure 9).

(e) Drained cavity with integral protection

Protection (if required)

Preformed cavity
drainage system

Geocomposite
drainage sheet
(alternative to
granular backfill)

Membrane

Basement structure

Inner skin
Water-resisting structural
wall to BS 8110 or BS 8007
as appropriate
Basement

Percolating
ground water

External or internal
waterproofing as appropriate

(f) Drained cavity with integral protection and external

waterproofing

Enabling works
Preformed cavity
drainage system
Membrane fastened/
bonded to temporary/
enabling works
Water-resisting structural
wall to BS 8110 or BS 8007
as appropriate
Inner skin
Basement

(g) Drained cavity with integral protection and external

(reverse) waterproofing

Figure 8: Continued

14

Perimeter drainage (fin or land drain

to discharge water to downside)

Figure 9: External drainage

To be effective, all laps in the waterproofing system must
be fully weathered and sealed. The system will generally
need to be continuous around the basement walls and
floors (Figure 10) and extend at least 150 mm above
ground level. Continuity of waterproofing between the
junction of the superstructure and the basement walls
must also be assured (Figure 11).

The effect foundations have on achieving continuity in

the waterproofing system must be assessed (see Foundation design on page 12). Details to cater for steps in the
foundation can be produced as in Figure 12.

External or Internal
waterproofing as required

Basement structure

DPM
Continuity of
waterproofing
with DPM

Figure 10: Continuous waterproofing to basement

External
waterproofing
with drainage
as required

Basement slab

DPC

Airbrick

External
waterproofing

Cavity
tray

Consult with
manufacturers
for specific detail

Horizontal
waterproofing
with protection
where required

(a) External waterproofing

(a) Linking of external waterproofing with DPC/cavity tray

Continuity of
waterproofing
with DPC and DPM
DPM
Inner loading wall
Airbrick

Cavity tray
Waterproof
membrane
Cavity fill
(no wall ties)
DPC

Loading slab to resist

hydrostatic pressure

External drainage
as required
Consult with
manufacturers
for specific detail

Internal
waterproofing

Fin drain

(b) Linking of internal waterproofing with DPC/cavity tray

Figure 11: Continuity of waterproofing - linking with

superstructure

(b) Sandwich construction

Figure 12: Continuity of waterproofing - step changes in

construction

15

Continuity of
waterproofing
with DPC and DPM
DPM

no outer waterproofing, it would be acting as a cavitydrained system. The wall ties would therefore need to be
omitted and the inner leaf designed as a loadbearing
single-leaf wall. Appropriate floor details would also
have to be adopted.

DPC

Weepholes
Inner waterproofing or
cavity drainage system

Stepped DPC

Airbrick
DPC with
sealed laps

Inner loading wall and

slabs as required

Inner blockwork
Slab may require
a DPM which may
need bonding to DPC

Fin drain to
intercept surface water
(alternative to pipe and
aggregate drainage)
Waterproof membrane
with protection board
Reinforced masonry
wall

(c) Internal waterproofing

Suspended slab

Airbrick for ventilation

Chamfer to discharge water

Weepholes
Fin drain or land drain
to discharge to
downside

Continuity of waterproofing
with cavity tray

Cavity
tray

Continuous waterproofing
system. Roof area to be laid
to falls with drainage provision

Projecting basement roof

(d) External waterproofing of projecting basement roof

Figure 12: Continued

Discontinuity can sometimes be acceptable, as shown in
Figure 13 where a masonry wall is detailed for use on a
sloping site. The detail could also he appropriate on a
free-draining flat site. This is not a cavity drain system
(Type C) but in effect a Type A construction that can
intercept water finding its way through the outer leaf.
The Figure also shows the necessary ventilation of the
cavity, and waterproofing to the top of the retaining wall.
The detail is shown with the inner leaf tied to the outer
leaf. Where the cavity is to be the main intercept, with

16

Figure 13: Discontinuity of waterproofing on free

draining site
Discontinuity of waterproofing is possible here because
any water rising by capillary action is effectively
prevented from reaching the inside face of the inner leaf.
In addition, any water penetrating the outer leaf is
intercepted by the cavity and discharged below the slab
level. Such construction cannot be used where the water
table is high or variable. Nor is it feasible with soils of
low permeability on a flat site, as water could build up
within the cavity and rise above slab level. Discontinuity
of the waterproofing system must, therefore, be
considered only where the ground and structure are able
to prevent water ingress. This is possible only with
certain constructions on sloping sites or in freely draining
soils with a low water table. Discontinuity may also only
be acceptable where natural gases such as methane and
radon are not present.
Preference should always be given to taking services up
and over the walls to avoid penetrating the basement
walls below ground. If holes are unavoidable, they must
be properly detailed. Details will vary according to the
category and size of the penetration and the waterproofing system being used. Figure 14 shows a typical
approach. The service itself must also be waterproofed
into the service penetration.
Because of the variations between different waterproofing systems and type and form of service, they must
be discussed with the manufacturer and specific details
decided for the project in hand. Avoid using general
manufacturers details as they are most unlikely to suit
every case.

Alternative or
additional
hydrophilic strip
or crystallisation
coating

the prevailing water table. Constructions to the right of

the broken lines have progressively lower risk, quantified
by the variation in depth of tint. A line running through
a box indicates a variable risk of acceptance and
unacceptance, depending on the prevailing soil conditions as learned from the site survey.

Waterproofing
membrane

The position of the line within the box is an attempt to

further quantify the risk. For example, a Type A
construction with waterproofing in a low water table is
likely to provide an acceptable solution in many soils but
may be unsuitable or require additional drainage or
waterproofing in soils with particularly low permeability.
At the extreme, the low permeability might cause a
temporary perched water table, so creating in effect a
variable water table or hydrostatic pressure on the wall.

Any service within

penetration will also
need to be sealed

Note: Service penetrations below ground should

be avoided wherever possible

Figure 14: Service penetrations through waterproofing

Selection procedure
To ensure that the risk of moisture penetration is kept to
an acceptably low level for the life of the structure, the
appropriate systems must be combined and considered
together. Having completed the investigation already
outlined, the design team should now be able to decide
the waterproofing strategy. Figure 15 is provided to help
in the selection process. However, it was shown at the
beginning that choosing and specifying a waterproofing
system is a specialised task. It is therefore most desirable
that the manufacturers of the likely systems are contacted
early. Their expertise will help ensure success.

Guide to assessing basement designs

Figure 15 gives general guidance on the suitability of
various forms of construction under differing water table
positions.
The broken lines represent the maximum acceptable risk
and therefore the minimum acceptable construction for

Type A
No integral protection

Similarly, if a variable water table stays high for some

time, thus behaving like a permanently high water table,
a Type A construction with drainage might not be
acceptable without further upgrading. Such upgrading
could involve internal waterproofing or the creation of a
drained cavity.
An example of a degree of upgrading of a Type A
construction is given in Figure 13 in which a conventional cavity wall provides a secondary means of defence
against water ingress, and would be effective under
certain ground/soil conditions (see Waterproofing details
on page 13).
The above shows the significant effect that the water
table has on the selection process, and how, in consultation with the waterproofing manufacturers, it may be
possible to modify a basic construction to make it
suitable for a more severe situation.
A Grade 3 or Grade 4 environment can be achieved by
using a similar construction to that required for Grade 2,
but with additional ventilation or dehumidification, the
cost of which may be influenced by the initial type of
construction and the external soil conditions.

Type B
Water-resistant concrete

Type C
Drained cavity

Water table
Waterproofing

Plus
drainage

BS 8110*

Plus
waterproofing

BS 8007**

Plus
waterproofing

BS 8110*

BS 8007

Plus moisture barrier

Low (soil
permeability
may affect
risk)
Variable
(subject to
prevailing soil
conditions)

High

Decreasing risk
* Design to 0.2mm crack widths except for low hydrostatic head
** Alternatively design to BS 8110 with 0.2mm crack width for low or variable hydrostatic pressure

Figure 15: Design assessment guide to assessing designs for basements

17

Assessing risk

Permanently high water table

Ground conditions dictate the options available. The least

severe give the most options, while the most severe
leave the design team with very few. The severity falls
into three basic categories according to the position of
the water table, although variations can occur within
them. If natural gases are present, specialist advice
should be sought.

If the water table is permanently above floor level, the

severity is increased. However, if a drainage system can
be installed to lower the water table permanently, the
severity is proportionally reduced, leaving the design
team with the same options as given above for Permanently low water table.

Permanently low water table

If the water table is permanently low, and there is no
significant risk of percolating water building up a
hydrostatic head, then conditions are the least severe. In
this situation, the design team has an almost free hand to
choose the most appropriate form of construction and
waterproofing system.
With low-permeability soils such as some clays, there is a
risk of a perched or variable water table - and therefore
of water pressure against the structure - unless adequate
drainage can be provided. Such drainage could, for
example, consist of land drains discharging to the
downside on a sloping site.
An alternative would be a water-activated submersible
sump-pump taken below the lowest slab level. This may
also be considered on a normally free-draining site to
cater for unexpected adverse conditions.
Where groundwater contains aggressive chemicals such
as sulfates, the choices are reduced to Type A or B
construction in consultation with the membrane manufacturer. If Type A is used, the structure should be tanked
with an external membrane capable of resisting the
aggressive chemical. With Type B, the concrete must
be able to withstand the aggressive chemicals. If in
doubt, consider applying a suitable external protective
membrane.

However, if there is any doubt about the long-term

effectiveness of the drainage system, the risk is increased
and the structure must be considered to be in a category
of either variable or permanently high water table.
In this, the most severe category, the nature of the risk is
the same as for a variable water table except that the risk
is higher. This is because the water exerts a permanent
pressure on the structure. To reduce risk, a back-up
waterproofing system should always be considered.
All other factors discussed under Variable water table
apply.

Glossary
Air dry

When the surface humidity of a material

is equal to that of the ambient
surrounding air

Combined system

Two or more waterproofing systems

used together

Construction joint

Joint formed in-situ, for example in

concrete, when continuity is not possible

Damp

The condition of a material when wetter

than air dry

Damp-proof

Impervious to moisture, not permitting

moisture to enter

Variable water table

If the site cannot be drained and the water table rises
occasionally, the severity is increased. Just how severe
depends on how high and for how long the water table
rises. Generally, in these circumstances, only a Type B or
C construction can be considered to carry an acceptably
low level of risk.
When selecting a Type B construction, consider incorporating some form of waterstop in construction joints (see
Figure 2). If the water table remains high for long
periods, then a second, back-up waterproofing system
could be considered. However, do not lose sight of the
fact that the water-resistant structure must remain the first
line of defence against water penetration.
When a Type C construction is selected, the structure
must still to play a major role in keeping out water. If
moisture ingress is too rapid, the cavity is more likely to
be unable to cope with the water. In addition, the
method of getting the ingress water away plays an
important part in assessing the risk. If pumps or drains
fail, water is likely to enter the basement.
If the groundwater contains aggressive chemicals such as
sulfates, a Type B construction should consist of a
suitably resistant concrete or have an appropriate
externally applied membrane. Type C construction
should include an externally applied membrane to
protect the structure.

18

Damp resistance

The ability of a material to exclude

moisture

Damp-resistant

Having a high resistance to moisture

penetration

Drained cavity

A continuous cavity which intercepts and

drains away incoming water

Expansion joint

Joint that permits relative movement

caused by expansion and contraction
due to changes of temperature or
moisture

External
waterproofing

Where the waterproofing system is

positioned and placed against the
outside face of the main structure

External(reverse)
waterproofing

Where the waterproofing is positioned

outside the main structure but placed
against the enabling works

Free-draining

Ground through which free water rapidly

drains away

High water table

Where the water table is above the

underside of the lowest floor level

Hydrostatic head

Water pressure, expressed as an

equivalent depth of water

Hydrostatic pressure The water pressure exerted as a result of

a hydrostatic head
Integral protection

Where the structure itself provides the

necessary protection to the passage of
water

Kicker

Small concrete upstand, cast above floor

level to position wall or column
formwork for the next lift

Kickerless
construction

Loading coat

Options for quality in

housing: Basements 1: - benefits, viability and costs.
Slough (now Crowthome), British Cement
Association, 1992. 37 pp. (Ref. C/10).

(2)

BRITISH CEMENT ASSOCIATION & BRITISH STRUCTURAL

BRITISH CEMENT ASSOCIATION.

Basement
waterproofing: Site guide. BCA, Crowthorne, 1994.
20 pp. (Ref. 48.059)

WATERPROOFING ASSOCIATION.

(3)

A material applied to the waterproofing

membrane to enable it to resist
hydrostatic pressure

BUILDING RESEARCH ESTABLISHMENT. Interstitial

condensation and fabric degradation. BRE, Garston,
1992. Digest 369. 8 pp.

(4)

BRITISH STANDARDS INSTITUTION.

(5)

JACKSON, N AND DHIR, R.

(6)

BUILDING RESEARCH ESTABLISHMENT.

Resistant to water penetration

Low water table

Where the water table is permanently

below the underside of the lowest floor
level

Membrane

A material which forms a continuous

effective barrier to the passage of
water

Moisture

Water in the form of vapour as well as

liquid

Perched water table

Where, because of insufficient

permeability of the soil, percolating
water is held above the underside of the
lowest floor level, resulting in
hydrostatic pressure

Protection layer

An element used to provide protection

to a waterproofing system

Sandwiched
waterproofing

Where the waterproofing system is

between the two non-tied leaves of the
main structure

Vapour check

A continuous vapour-resistant layer

Vapour resistance

The ability of a material to resist vapour

penetration

Vapour-resistant

Excludes water and has a high resistance

to vapour penetration

Variable water table

Where the water is occasionally above

the underside of the lowest floor level

Water

Water in its liquid form

Waterstop

A product or system, placed in-situ, to

prevent the passage of water through a
discontinuity or joint in site-placed
concrete

Waterproof

Impervious to water, not permitting

water to penetrate

system

(1)

A mechanical means of retaining

formwork in position, eliminating a
kicker

Low-permeability

Waterproofing

References

The total method or combination of

materials used to create a waterproof
protection

Water-resistant

Having a high resistance to water

penetration

Water vapour

Water in its gaseous form

(7)

BS 5930 : 1981. Code of

Practice for site investigations. London, BSI, 1981.
148 pp.
(Editors) Civil engineering
materials. Basingstoke, Macmillan Education 4th Ed.,
1988. 429 pp.

Radon: guidance
on protective measures for new dwellings. BRE,
Garston, 1991. BR211. 10 pp.
DEPARTMENT OF TH E ENVIRONMENT AND TH E WELSH

The Building Regulations 1991. Approved

Document C. Site preparation and resistance to
moisture. London, HMSO, 1991. 23 pp.

OFFICE.

Other publications relating to basement

structures
BRITISH STANDARDS
BS 8007: Code of practice for design of concrete
structures for retaining aqueous liquids.
BS 8102: Code of practice for protection of structures
against water from the ground.
BS 8110: Structural use of concrete. Part 1: Code of
practice for design and construction.
BS 8301: Code of practice for building drainage.
NATIONAL HOUSEBUILDING COUNCIL. NHBC Standards.
Vol. 1. Parts 1-5. Amersham, NHBC, 1991.
Chapter 3.1 'Siting of dwellings' reviews items to be
taken into account when developing sites. Relevant areas
include waterlogging, retaining walls and ground
stability.
Chapter 4.1 'Foundations - finding the hazards' gives
guidance on the identification of hazardous site conditions which need to be considered (e.g. groundwater).
Chapter 5.1 'Substructure and ground-bearing floors'
includes guidance on habitable rooms wholly or partially
below ground level, masonry below DPC and tanking
materials.
Chapter 5.3 'Drainage below ground' includes guidance
on groundwater drainage.

Building guarantee technical manual.

Farnborough, Zurich Municipal, 1994.
Section 3 'Damp proofing' includes requirements and
guidance on subsoil drainage to prevent waterlogging,
and on the application of basement tanking.
Section 13, Clause 13.5 'Damp proofing' gives guidance
on the application of tanking to existing walls in basements.

ZURICH MUNICIPAL.

19

BASEMENT WATERPROOFING: DESIGN GUIDE

BRITISH CEMENT ASSOCIATION PUBLICATION 48.058

British Cement Association

CI/SfB

UDC
643.8 : 699.82