Need your advice on lowering a basement near the water...

[JasonEtheridge]

Hi,

I m currently looking at multifamily properties in the Toronto Beach area. Several of them have unfinished basements that appear to be dry. However they are barely 6`6`. I`m looking at properties south of Queen closer to the boardwalk than to Queen.


Does anyone have experience with lowering basements near water?

It would be more helpful if you ve had experience in this specific area?


My main concern is how high the water table and how that can impact the digging down.


Any comments or feedback are appreciated.







Best,


Jason

 

[brentdavies]

Why not use a post hole auger and dig a hole 2 feet below the level of the floor. This will probably answer you question at the most effective price.

 

[JasonEtheridge]

That's an interesting idea. I wonder if someone would accept that as a condition on an offer?

Thanks for the input.

 

[brentdavies]

When you deal in commerical properties, the unexpected is the norm. Many deals are made pending approval for rezoning, government approval of projects, and other items that may affect the use and potential outcome of the property. If you building a highrise, you need a soil test so you can determine the load bearing of the ground before you start. This will determine the type of foundations required. Not uncommon to be done 1 year prior to starting construction.



So in this case, you need to know if you can lower the floors in the suites, if the ground water is not too high. If you dig holes, don't do just one, but do the 4 corners and a few in the middle if possible. Leave the holes open for 24 hours if possible to see what seeps in the hole.

 

[invst4profit]

Probably not practical to do test holes as water issues are usually seasonal. If there is going to be flooding it would likely be in the spring or after unusually high rain fall.

I would not go ahead with the plans unless I could find a similar home in the area that has done the same and experienced several years of no flooding. If I were serious about this option I would be going door to door asking questions.

 

[JasonEtheridge]

HI Greg,

That's a good idea. One I will probably do this weekend.

Cheers!

-Jason

 

[dplummer]

Keep in mind that lowering the basement is not a DYI project. Removing the earth without proper support to the structure & walls is dangerous & maybe cost prohibitive. Just my 2 cents.



Doug

 

[DenisEncontre]

Another thing to consider is sewer and water. Check with the city about the sewer levels, water can only flow down hill and if you lower the basement you might have some issues with this. You might have to install a pump system on the sewer if you are to low.