BASEMENT RENOVATIONS
Boy have basements changed since I was a kid! They even have changed since I started as home renovator over 25 years ago
HOW BASEMENTS STARTED
Originally, basements were used for cold storage and housed/contained the home’s mechanical systems – boilers, hot water tanks, fuse boxes, root vegetable storage, and small workshops. Lighting was not thought of as it is today and was inadequate, to say the least. There were pull chain lights separated out by what seemed miles and miles between each light. This cast an eery shadow across a wasteland of either hard-packed dirt or thin and unevenly poured concrete floors. This recipe of dirt floors and inconsistent lighting provoking spooky shadows provided Stephen King with much fodder for his horror novels!
Other lighting sources were from small windows that were comprised of single pane-wood frames. These were totally draft (why they had 3 holes on the bottom with a wood hinges stopper is beyond me) and allowed easy access to all things wind and bug related! Did I mention spiders and spider webs that formed part of Stephen King’s narrative?
HOW THEY WERE BUILT (OLD SCHOOL STRUCTURE)
Basements were constructed in a number of ways through the years. There were some consistencies in design and structure. The main support structure from then to now is still the same idea – with beams. There were wood beams and wood posts loaded onto inadequate footings that supported the wood joists on top of the beam. This is a very common approach in the older housing stock. I have seen this numerous times in Toronto and have also seen a full tree that was mortised and tenoned holding up a home built in 1865, located in a northern part of Toronto – yes, the craftmanship was amazing and it worked but it was a surprise to see.
As time progressed, new structural support systems were developed and used. These were concrete blocks running the span of the house supporting the joists. Also, this eventually gave way to wood-built up beams on concrete or brick piers. And then to steel beams on steel posts both all with weak footings.
HOW FOUNDATIONS EVOLVED
Old foundations were part of the basement lexicon – rubble foundations, timber foundations (now making a comeback [more about this another time and another article!]), poorly mixed poured concrete foundations, concrete block foundations, formed concrete foundations, and a newer recent and fabulous technology ICF foundations (Insulated Concrete Forms).
Irrespective of foundation types, many things remained the same:
Water infiltration
No insulation (Wall & Slab)
Thin concrete slabs or no slabs
Cold/Damp Unconditioned Spaces
Smelly & Musty
Inadequate Drains in the wrong places
Low Ceilings
Asbestos wrap
Narrow access
Pittsburgh Toilets
All amongst other things left many basements remaining the same over the years. Sure a new kitchen was installed on the main floor and newer bathrooms, new windows, siding, roofs, etc. were also considered and undertaken. But the poor basement was the uninvited or unwanted guest to the renovation party! As Rodney Dangerfield said and I paraphrase, “Basements got no respect”
HOW SUBDIVISIONS BROUGHT CHANGE
With growing families, and the advent of subdivisions and tract housing build out, came homes with better foundations, higher basement ceilings, steel beams, newer mechanical systems such as forced air gas, level/even basement slabs, old-school lighting, faux wood paneling, and private water closet (the old Pittsburgh toilet that was placed in the middle of the basement with no doors or walls around it became a thing of the past in newer homes).
Basements were back in business! Yes, the rec room became part of the home and was used by families to send their kids and their friends to spend time. Oh, and parents would build a bar downstairs and the proverbial Texas Mickey became part of the rec room landscape and lore.
However, all of these changes in use only cured some of the basement’s ills. Rec rooms, although desired and well-used, were still cold, damp, musty, drafty, uncomfortable, etc.
HOW THINGS CHANGED – FOR THE BETTER
Older homes in established neighbourhoods didn’t have the luxury of the high ceilings like their newer subdivision tract home cousins. They also didn’t have proper structural loading, newer foundations, proper footings, drainage, and water management.
People in urban areas didn’t want to leave the city for the suburbs as their families grew and they needed space for their kids and entertaining. Also, these older homes had very inefficient mechanical heating systems. Again, unlike their suburban rivals, rec rooms nee basements needed a makeover and General Contractors rode in to save the day.
And what did GC’s do?
Well, we worked with the structure, soil, and mechanical engineers to reinvent the basement. We learned from some of the best architects and building scientists to solve space planning and water management.
Construction trades evolved as well and developed new technologies to spearhead the march downstairs so to speak!
WHAT HAPPENED? WHAT NEW THINGS?
Underpinning became a new technology and trade with assistance and direction from our structural and soil engineers. This led to increasing ceiling heights. With this new technology, other basement weaknesses were developed in tandem to resolve old drains (ABS and PVC), and insulation for slab and wall assemblies was introduced.
Windows evolved as did heating systems basements were now starting to be viewed differently!
Before close-up of the walls and the underpinning work, water management needed to be addressed. This was brought forward with all the other trades to better enhance the basement’s living experiences and best practices were introduced. Building science focused on the basement as it was a know energy waster and as such it needed to be addressed.
HOW DID WEEPING TILES MAKE A DIFFERENCE
Old school weeping tiles and drains were originally made of clay piping that directed water away from the footings and moved it toward the storm and sanitary drains. However, these drains were undersized, cracked over time, leaked and roots infiltrated and blocked them. Again new technology was developed where perforated plastic drainage took over from clay weeping tiles.
Sump pits and pumps became part of the new full water management system. Soil engineers guided General Contractors on soil conditions and how best to deal with water coming into the home. Also, new technologies were developed to stop rain from overwhelming the storm and sewage drains from finding a way into the home. Backwater valves and backflow preventers were installed and have successfully been installed and brought peace of mind to homeowners and insurance companies!
Waterproofing from the exterior was very expensive and was at times very weather dependent. Additionally, access to the sides of the home could be limited for machinery and unsafe for hand-digging out the foundations. So, GC’s along with concrete, drain, and waterproofing trades moved inside the basement to prepare the foundation and slab for proper water management. Dimple boards were applied to the interior foundation walls leading to interior perimeter drainage (weeping) tiles. This system directed ground and rainwater to sump pits and the pumps expelled the water up and out of the home.
DRAINS
Drains had to change given they were constructed of clay. At the same time as clay was being phased out, ABS, PVC became more prevalent, and moving interior water from kitchens and bathrooms was required for the home’s durability and longevity.
Heating systems changed and water coming from furnaces also needed to be captured and ejected as well. Drains sitting idle for days at a time required their p-traps to have primer lines so that water was constantly being added to eliminate methane gas creeping into the home from the sewage and sanitary lines.
CHANGES OF USE
Basements became rec rooms which gave way to the rise of new uses – nanny/in-law suites, guest rooms, gyms, entertainment/media rooms, separate office areas, rental units, and a more recent phenomenon, Airbnb!
New strategies regarding basements started to look different: higher ceilings, waterproofing, water management, better drains and wall and slab insulation, separate heating control units amongst the overall house mechanical systems, full bathrooms, kitchens, and basement access or basement walkouts.
The advent of new uses and the development of new technologies gave rise to the basement becoming a revenue contributor/source. As such, it needed updating like the above grade sections of the home.
Changes to comfort and durability are more of a focus today. Heating costs, and carbon are issues clients review more often and request advice on. How to offset these money wasters and being more environmental in approach is now at top of the wants and needs list.
As stated earlier, access has changed to the basement. Instead of a side door only and a fire safety window, clients would like a separate entryway to the basement via either a front or rear basement walkout. Sometimes, this came with digging out the basement with an underpin and is performed concurrently. Of if an underpin is not required, a good walkout with proper drainage, safety, and access was warranted. Sometimes the access to the basement is not only stairs and a door but may include windows to their new living space providing natural light and exterior sitting areas for entertaining, BBQing, etc.
Again, this depends on the ultimate use of the basement. Multi-generations use for an in-law or senior suite is one focus with another being university-aged children using the space as it may provide cheaper accommodation and independence.
MECHANICAL SYSTEMS – HEATING
Heating the basement can take on extreme importance. Slab and wall insulation are the first areas that are attacked. The second is the actual heating system. Heat pumps, forced air gas, baseboard heaters, and radiators are still very common. In slab heating is another but requires a boiler already in place. Costs are relatively high given a different heat source may already exist and the boiler, slab heating would be only used for the basement.
With new technologies emerging yearly at IBS (International Building Show), many prototypes have made it into the residential market. What started as a premium want for primary bathrooms has now become more mainstream in its application. Heated floors are now quite affordable and don’t require a separate heating mechanical system such as a boiler.
The most common and known name in the market is Schluter where adding heating cables and a very efficient programable WIFI thermostat are now used throughout the home. Not only in primary bathrooms but foyers, kitchens, main bathrooms and basements, which are now seeing rising installations for this fabulous and cost-effective secondary heating source.
PROCESS
First Place Homes process for basements is similar to our overall view of the home – assume four walls, a box with a lid (ceiling), and what is the best layout and use of the space. Assuming it is a new blank canvas where would everything go, what would you put in the space, and finally what do the future needs/uses in the space entail?
This is our starting point. We do not allow for pre-existing conditions to dictate our primary decisions on how would the space look in a perfect scenario for the end user.
Always with the budget in mind, we work on these concepts and then scale back or up depending on the full scope of work; that is, is the basement being completed separately from the rest of the home or is it part of a larger overall remodel/renovation? This may impact the thinking towards the concept and fixed issues such as HVAC, access, stairs, beams, columns, windows, and other upgrades to electrical and plumbing, etc.
Determining future uses, whether rental income or multigenerational spaces are the priority and are considered, a plan is then set in place. With drawings, schematics, renderings, etc. which are reviewed, revised, and approved by the homeowner.
We understand and have experience in all aspects of growing and performing basement workups with skills related to proper water management. Comfort, durability, and structural integrity.
The use of the basement has evolved and changed throughout the years and we have been tracking and implementing many of the changes through innovative transformations. The lowly basement has become a preferred member of the above-grade home and now challenges the family room and other areas as the desired space of choice.
Call us to discuss your basement transformation.
Let’s Dream Together.