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Professional Builder

Homebuilders Take Basements to a New Level

Mark Jarasek, Senior Editor -- 4/1/2007

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The Lower Level: Maintaining Moisture Control

What does it mean when the basement is no longer labeled as the basement? Home builders and designers are taking this once-neglected area and turning it into fanciful and functional space for a higher level of living. Welcome to the lower level.

The basement — at one time considered only suitable for storage, laundry and HVAC equipment — is being transformed into anything imaginable: a fancy media room, a lush entertainment center, a wine cellar or living space to accommodate multi-generational or multi-family living.

 
Fine Details

"It's important to plan ahead of time for what you want to include in the lower-level space," says custom home builder Hap Arnold, founder and principal of Superb Builders, based in Elkhorn, Wis. He recently completed lower levels in model homes for Hillcrest of Lake Geneva, a gated community in Lake Geneva, Wis., that will ultimately consist of 32 units on 23 forested acres. "The devil is always in the details," he says.
http://www.hillcrest-lakegeneva.com

And fine detail is what separates the plain old basement from a lower level of luxury, says René Pabon Jr., president of The Childs/Dreyfus Group, a design firm headquartered in Chicago. The Childs/Dreyfus Group was responsible for the interior merchandising concepts and selection of material and finishes for the Hillcrest of Lake Geneva model homes. http://www.childsdreyfus.com

"For the design of the lower levels at the Hillcrest model homes, we gained our inspiration and vision from Cheri Arnold of Superb Builders, and then brought that vision to life," says Pabon.

 
Arnold, the marketing director for Superb Builders, said she drew her inspiration from her memories of family gatherings, especially during the holidays when they would often find themselves congregating in the basement. "I wanted the lower-level to be very family oriented — a place where everyone could get together," she says.

Superb Builders demonstrated in its model homes that lower levels can be designed to accommodate many uses, including an ultimate recreation room; a dedicated theater or media room; a second living area complete with a full kitchen, full bathroom, one or two bedrooms, a family room and dining area; or even a combination of all three.

Lower Level, High Standards

When planning lower-level space, builder Hap Arnold says the noise factor can be an important consideration. He prefers to use 58-inch drywall, which can help cut down on sound transmission to the upper level. Solid doors that close tightly can also be a helpful factor in controlling noise, especially for any extra bedrooms that may be included on the lower level, he says.

 
Unique spaces can require other considerations. In one of the Hillcrest models, for example, temperature, humidity and air control considerations were very important in the design for a small wine room that also doubles as a cigar room. To accommodate those wanting to enjoy a cigar indoors, the tightly sealed room includes a high-efficiency Panasonic fan that is vented to the outside to keep smoke from other lower-level areas.

These details and finishing touches can put basements in a whole new light:
 

The Lower Level: Maintaining Moisture Control

Basements might have graduated to a lower level, but that doesn't mean they have come out of the ground. There is no benefit to building homes that have a luxurious lower level if it becomes susceptible to moisture-related problems.

According to the U.S. Department of Energy's Office of Building Technologies, basements are notorious for problems related to water intrusion, cold temperatures, humidity, mold, and uncomfortable, if not unhealthy, living conditions. It promotes a properly sealed, insulated and moisture-protected basement to increase comfort, save on energy costs, improve durability and reduce entry of moisture, soil gases and other potential irritants or pollutants into the home.

The U.S. Department of Energy's Office of Building Technologies offers these key components to building an effective basement:

  • Moisture control: Use a water-managed foundation system to drain rainwater and groundwater away from foundations.
  • Airtight construction: Seal all air leaks between the conditioned space and the outside prior to installing insulation.
  • Complete insulation coverage: Properly install the correct insulation levels, making sure the insulation coverage is continuous and complete, and align the insulation barrier with the air barrier.

The Partnership for Advancing Technology in Housing (PATH) says that to be suitable for living, basements need to stay dry. Potential mold growth must be addressed before and during construction because basements are naturally humid, more prone to damage from water leakage or leaking pipes, and often are not well ventilated. PATH says the key areas to be considered when finishing the basement are insulation; floors; heating and air conditioning; walls and ceilings; and lighting.

PATH advises that basement insulation solutions should have the following characteristics:

  • Any moisture that accumulates on basement concrete walls must be able to dry to the basement's interior.
  • Warm interior air should not contact the cool foundation wall because moisture in the air will condense on the wall.
  • Materials in contact with the basement floor and the foundation wall must not promote mold growth or deteriorate if they become wet.

The Department of Energy's Office of Building Technologies, PATH and Integrated Building and Construction Solutions serve as reliable resources for home builders who are looking for best practices in moisture control for basements.

Online resources:

U.S. Department of Energy:

Integrated Building and Construction Solutions (IBACOS):

Partnership for Advancing Technology in Homes (PATH):

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