Buying a house with no sump pump: is that a problem?

Is it normal for a house to not have a sump pump?

Buying a house with no sump pump is not a problem by itself. For a new house, the International Association of Certified Home Inspectors (InterNACHI) says the best way to keep water off the foundation is grading, gutters and downspouts, and a footing drain outside. What matters is whether your report shows water in the basement or crawlspace. If it does, get a licensed plumber or basement waterproofing contractor out before your deadline, and ask for a credit sized to their written bid.

Water coming in now is an active leak, not a missing part. See water in the basement on an inspection report.

Key takeaways

• High flood risk is one of three signs a house may need a pump, and you can look up this address on FEMA's flood map.
• A concrete floor drives the price: a new pit, pump and discharge line run $4,150 to $8,900 in Chicagoland.
• If the contractor says this house doesn't need a pump, leave it off your request.

Does this house need a sump pump?

Not every house needs a sump pump. Ferguson, a plumbing supplier, lists three signs that point to one:

• The house has a basement or crawlspace, finished or not.
• The area has high flood risk or periods of heavy rain.
• Poor soil drainage leaves the foundation open to groundwater.

You can look up the second sign yourself on FEMA's Flood Map Service Center. For the first and third, reread the basement section of your report. A New Jersey waterproofing contractor lists the signs that call for a pump: water through the floor after heavy rain, damp spots or stains low on the walls, and lasting humidity.

InterNACHI names an inside drain to a sump pump as an option when a house shows water and outside drainage isn't feasible. Some houses get an empty pit in the slab as a precaution, so a pump can go in later. Whether this house needs one is a call for the plumber or waterproofing contractor who sees the grading, soil and basement in person.

Is a French drain a better alternative?

A French drain is sometimes the better choice. It is a gravel trench with a pipe that carries water away without power. Rainbow Restoration says it suits steady groundwater or slow seepage, while a sump pump handles flooding and water that keeps pooling. It also notes a sump pump costs less up front. In many situations, Rainbow says, the two work best together. Ask the contractor to price the option they recommend for this house.

What does it cost to add a sump pump?

The cost depends mostly on whether a pit already exists and what the floor is made of.

The floor explains most of the spread. This Old House puts drilling through a concrete foundation at $2,500 to $5,000, while digging a pit in a dirt crawlspace floor may cost only a few hundred dollars.

Here is a worked example for a Chicagoland basement with a concrete floor. The basin runs $2,800 to $5,500 and the installed pump $1,200 to $3,000, for $4,000 to $8,500. Four Seasons prices the discharge line separately, so add $150 to $400. That makes $4,150 to $8,900.

A plumber's or waterproofing contractor's written bid replaces every row once you have it. How to get repair estimates during the inspection period covers booking one fast.

What should I ask the seller for?

Ask the seller for a credit only if the contractor says this house needs a pump. Name the scope (pit, pump, discharge line), the trade, and the bid total. Ask the contractor to put the pit, pump, discharge line and lid on separate lines, so each cost is visible. If they recommend a French drain instead, use that bid.

What to ask for after a home inspection covers how this line sits with the rest of your list. The buyer repair request letter template has the wording around it.

What if the seller says no?

If the seller says no, you have three choices:

• Buy anyway and budget the bid for after closing.
• Ask for a lower price instead of a credit.
• Walk away, if the contractor found active water and the bid changes the deal. See when to walk away after a home inspection.

Your contract sets the deadline and what you can cancel for, so confirm both with your agent.

Should a sump pump pit be empty?

Usually not. InterNACHI says sumps usually have standing water. A Louisville plumbing company says a few inches of water helps, since a pump run without water can burn out. An empty pit with no pump still needs a gas-tight lid. InterNACHI warns that "uncovered or improperly sealed sump pumps can also allow radon and other soil gases to enter the basement and crawlspace." To test a pump, InterNACHI says to pour water into the pit and never reach into it.

Is a sump pump a red flag when buying a house?

No, a sump pump in the basement is not a red flag. The same New Jersey contractor calls a pump in the basement a sign that someone already manages the water. The question is whether it works. InterNACHI's standards require the inspector to check sump pumps with accessible floats, so look for that line in your report. If it flags a pump that doesn't work, This Old House puts replacing it in the existing basin at $350 to $1,000.

How do I know what the rest of my list is worth?

For the rest of your report, Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional quote.

While you wait on the contractor's bid, upload your inspection report to Kept and have the other lines priced.

Sources

• InterNACHI, Sump Pump Operation and Inspection Guide
• InterNACHI, Inspecting Sump Pump Covers
• Ferguson, Do All Houses Need Sump Pumps?
• FEMA Flood Map Service Center
• Blue Umbrella Waterproofing, Is a Sump Pump a Red Flag When Buying a House?
• Rainbow Restoration, French Drain vs. Sump Pump
• This Old House, How Much Does Sump Pump Installation Cost?
• Four Seasons, Sump Pump Installation Cost
• Jarboe's, Sump Pump Pit Water Level