Basement waterproofing – a vexed subject
Basement waterproofing has become a rather vexed subject in the construction industry. The MARKHAM team has been out around the fences gathering feedback and intel from all around. We’re hearing similar messages from architects, engineers and construction contractors alike. So here, for your insight, are the top 5 recurring themes as we’ve spoken with professionals across the board.
1. Lack of Clear Standards and Guidance
- There’s no specific construction code for subgrade waterproofing in AU/NZ.
- The market is guided by BS:8102:2022, but it’s poorly understood and open to interpretation.
- Consultants are stepping into this vacuum, often charging high fees due to the ambiguity and knowledge gap.
2. Late-Stage and Cost-Driven Decision-Making
- Waterproofing is often considered too late in the design process, missing opportunities to integrate with structural planning.
- There’s a strong price-first mentality: build costs are cheap, and wet wall basements are still tolerated.
- Builders prioritize short-term savings over long-term performance, making upfront investment in better systems difficult.
3. Fragmented Systems and Risky Warranties
- Many waterproofing systems are multi-product, multi-supplier, with limited warranties due to fragmented responsibility.
- There’s a limited number of suppliers offering long-term performance warranties.
- This creates risk for stakeholders and undermines trust in system reliability.
4. Market is Open to Change but Needs Leadership
- There’s a desire to build better. The market wants to do the right thing.
- However, tradition, cost resistance, and design-build disconnection slow down change.
- The market is in an education and transition phase, needing strong, trusted leaders to guide them.
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5. Early Involvement and Holistic Responsibility is Valued
- Architects and engineers are increasingly interested in early-stage waterproofing involvement.
- There’s strong appreciation for suppliers that handle design, supply, monitoring, and provide a full performance warranty.
- Taking responsibility and offering a complete solution is a powerful differentiator.
Does any of this sound familiar?
Each of these themes could be a discussion paper in its own right.
At the time of writing this article (June 2025), a new NCC is in development in Australia, albeit without a definite publication date. However, when it becomes formalised, hopefully this will help address the question of clear standards.
What about the other factors? ‘Price-first mentality’ and ‘Fragmented responsibility’ are deeply entrenched in the industry. We’re not saying this by way of blame, exactly. These things are driven by time and cost demands combined with competitiveness and pragmatism.
Let’s fast-forward to the last line there.
‘Taking responsibility and offering a complete solution is a powerful differentiator.’
Sounds good? We’d really like to help the industry move forward into the future. Or at least, into the present.
If you’re involved in the construction and/or waterproofing of basements – get in touch. We need all the on-the-ground learning we can gather!
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Is this topic on the mark for you? Spend a little time listening to ‘A Guide to Structural Waterproofing Compliance’, an on-demand webinar featuring input from industry specialists from UK and Australia.
