Foundation Waterproofing in West Los Angeles
Foundation waterproofing protects the concrete where your building meets the soil. You need it when foundation walls crack, stay damp or grow white deposits after rain. Absolute Maintenance & Consulting provides foundation waterproofing services for homes and commercial buildings: we seal cracks and joints and protect the concrete against wet soil. Projects start at $2,275, after an inspection that costs $375 to $775.
Schedule a foundation waterproofing inspection or call (310) 678-4345.
Licensed California contractor (CSLB #998184) · IICRC-certified firm (#70018676) · 4.8 stars, 180+ reviews across Google, Yelp, and BBB
Quick links: What it involves Signs Process Cost FAQs
Need foundation waterproofing? We find where the water gets in before we seal the concrete.
What Foundation Waterproofing Involves
Foundation waterproofing is one part of our waterproofing work: we seal cracks and joints in the footings and foundation walls, then protect that concrete from the wet soil around it. We also check how grading, downspouts and hillside runoff send water toward the foundation. Our article on how atmospheric rivers affect stucco and foundations explains what long, heavy storms do to the ground around a house.
Exterior Foundation Waterproofing
Exterior foundation waterproofing seals the side of the wall that touches the soil. It’s usually the stronger option because water stops before it reaches the concrete. The catch is access: reaching that side often means digging.
Interior Foundation Waterproofing
Interior foundation waterproofing seals the inside face of the wall. We use it when the outside can’t be reached, such as a wall along a property line, and we still fix any outside source we can.
Raised Foundations and Stem Walls
Homes without a basement still need a dry foundation, because their stem walls and footings sit in soil too. On raised-floor houses, a common build in older Westside neighborhoods, water that gets through the stem walls collects in the crawl space and dampens the framing.
Signs You Need Foundation Waterproofing
The clearest signs are foundation cracks that darken or seep after rain and white, powdery deposits on the concrete. Other signs:
- Damp stem walls or wet soil in the crawl space
- Rust stains bleeding through the concrete
- Musty smells in lower rooms or coming up through floors
- Water stains at the bottom of walls on the lowest floor
Cracks that darken or seep after rain? Book a foundation waterproofing inspection.
Our Foundation Waterproofing Process
We assess how water reaches the foundation, confirm the entry point, seal cracks and joints, apply the waterproofing and recheck moisture. Exterior jobs take longer than interior ones, because the wall has to be dug out and the soil put back.
1. Property Assessment
First we look at how the ground, paving and downspouts move water around the house. Inside, we check lower walls, floors and any crawl space.
2. Finding Where the Water Enters
Moisture meters and thermal imaging show where water reaches the foundation. We confirm the entry point before we recommend a fix.
3. Crack and Joint Repair
We clean and seal cracks and the seams between concrete pours. If a crack looks structural, we recommend a structural engineer’s review before we seal it.
4. Waterproofing Application
We apply a membrane or coating made for below-grade concrete, with extra care at corners, joints and the top edge of the wall. On exterior jobs, we protect the membrane before the soil goes back.
5. Final Review
The job ends with a moisture recheck and a short list of grading or downspout changes that would keep more water away from the foundation.
How Much Does Foundation Waterproofing Cost?
Foundation waterproofing costs $2,275 to $2,600 for a small project and $3,000 to $10,000 for a medium one, after an inspection that costs $375 to $775.
| Service | Price |
|---|---|
| Basic Inspection (about 15 to 20 minutes, infrared camera) | $375 to $575 |
| Detailed Inspection (up to about 1 hour, one home up to 3,000 sq. ft.) | $575 to $775 |
| Small project (up to 3,000 sq. ft.) | $2,275 to $2,600 |
| Medium project (3,000 to 10,000 sq. ft.) | $3,000 to $10,000 |
| Large project (10,000 to 50,000 sq. ft.) | $10,000 to $50,000 |
| Large waterproofing project | $50,000 to $150,000+ |
Digging adds cost, and so does repairing damage the water already caused. A foundation with a few cracks and good access costs less than one that needs exterior work along several walls.
Water testing isn’t included in inspection prices. When we do the work, the fee for a Basic or Detailed Inspection is credited toward the cost of the work. Multi-Unit / Larger Property Inspection fees and water testing fees are not credited. Your final price comes in a written estimate after the inspection.
Call (310) 678-4345 to schedule an inspection, or email photos of the cracks or damp walls to info@leakmoldrepair.com with your name, property address and a brief description.
Your Basic or Detailed Inspection fee is credited toward your foundation waterproofing when we do the work.
Why Choose Absolute for Foundation Waterproofing?
Owners hire us because we diagnose before we seal, and our license and certifications are on public record.
Source-First Recommendations
Our specialty is finding and repairing leaks from exterior sources. We confirm where water reaches the concrete before we pick a system, so you don’t pay to coat a wall that will stay wet.
Licensed, Certified and 30+ Years in Business
We’re a licensed California contractor (CSLB #998184), an IICRC-certified firm (#70018676) and a MICRO Certified Firm, with more than 30 years in business. Our founder, Cameron Figgins, has more than 30 years of hands-on experience with water intrusion in Southern California homes.
Foundation, basement or crawl space? The inspection shows where the water gets in and what to seal.
Foundation Waterproofing FAQs
Can foundation waterproofing repair existing cracks?
Foundation waterproofing seals cracks so water can’t get through them, and crack sealing is usually part of the job. It isn’t a structural repair. If a crack is wide, growing or offset, we’ll recommend a structural engineer’s review first, because sealing a crack that’s still moving hides the problem instead of fixing it.
Do you waterproof foundations on commercial buildings?
Yes, Absolute Maintenance & Consulting waterproofs foundations on apartment buildings, condos, offices and other commercial property, as well as homes. For HOA boards and property managers, we document what we find with photos, moisture readings and written findings, so the board can plan the repair and explain it to owners.
Will grading or downspout changes fix the problem on their own?
Grading or downspout changes sometimes solve most of the problem. If roof water pours out next to the wall or the ground slopes toward the house, redirecting that water can stop the dampness without other work. If water still reaches the concrete through cracks or porous walls, the foundation needs sealing too, and the inspection shows which case you’re in.
Still have questions? Our experts are here to help.
Book a Foundation Waterproofing Inspection
Schedule an inspection or call (310) 678-4345. We serve West Los Angeles, Culver City, Beverly Hills, Santa Monica, Venice, Pacific Palisades, Brentwood and Bel Air.
We find where the water reaches the concrete, seal it and document the work.