We'd like to tackle stopping the water coming in. Who do we call for this?

1. If we just seal the cracks, what happens to future rains that fall on clay soil with homes so close together?
2. Do we attack the outside and put in a drainage system only (fixing the grade on 2 sides as well)?
3. Do we add exterior drainage and improve grade AND seal from the inside?
4. Do we need to pour new concrete in the basement? Can we get by with just patching the cracks? If new concrete is needed, how do we deal with the transition from unfinished to finished floor? Yes, new drywall walls are in place.
5. What kinds of companies deal with this? Now that it's Dec. 1 and we're in the Chicago area, do we deal with this now weather-wise or do we wait til spring?

We're pretty good DIYers so could do some of the work but we're still in the early info gathering stages so don't know alot yet about what would be involved. This is a new one for us.

Thanks for any ideas you have.

1. If we just seal the cracks, what happens to future rains that fall on clay soil with homes so close together? >>>>>>>>>>>Sealing your cracks will do nothing to stop your problem. (been there, done that).
2. Do we attack the outside and put in a drainage system only (fixing the grade on 2 sides as well)? >>>>>>>If you get estimates from people who install sump pumps, they will tell you that this is the only way to go. It MAY fix your problem, but it is not going to fix what is causing the problem (water coming in from the outside). If you get estimates from landscaping companies, they should give you a detailed estimate explaining how/why what they do will work. In general, you have a problem on the outside that needs to be fixed. Re-grading should do the trick.
3. Do we add exterior drainage and improve grade AND seal from the inside?>>.>>>No.
4. Do we need to pour new concrete in the basement? Can we get by with just patching the cracks? If new concrete is needed, how do we deal with the transition from unfinished to finished floor? Yes, new drywall walls are in place. No. I discovered by talking to a contractor that I trust with my life, that when these older homes were built, the walls of the basement were put in first, then the flooring was poured. Companies that built them, probably used watered down sealer, and it is now worthless with time. You also have a crack around the edge of your basement where the floor and wall meet, that's where your water is coming from.
5. What kinds of companies deal with this? Now that it's Dec. 1 and we're in the Chicago area, do we deal with this now weather-wise or do we wait til spring? I would get three estimates from a landscaping company and three from a company that installs sump pumps, just to get started on educating yourself. Sump pump companies will try to scare you into getting one of these things, but they are not in my opinion what you need. Don't be pressured into signing a contract or anything. Also, research the subject to death.

You may also have improper gutters and down spouts (that I discovered are just as important as gutters. My house had both that were to narrow for the roof.

Additionally, if you have very large bushes, trees, etc. planted along your house, the roots dig into the ground, and when it rains, the water follows the loose soil along the roots. A landscaping company should tell you what to do with all of this. Don't say anything, just ask them how they intend to fix the problem.

Good luck!

SG

I appreciate your insight and will keep our learnings posted.