Epoxy or Polyurethane Foam for Basement Crack Repairs?

A casual debate often will arise over the use of either epoxy or polyurethane foam for foundation crack repair.  Both will fill the crack and stop water from entering through the crack.   If stopping a leak is the only concern, then either product is fine to use.

The question remains, which one is better?  That depends on the type of crack and conditions present at the time of the repair.  The obvious difference between the 2 injection systems is epoxy will restore the structural integrity of the cracked wall by filling the crack with a high-strength adhesive that essentially ‘welds’ the cracked wall back together.  Filling the crack with these high-strength epoxies eliminates the movement of the opening and closing of the crack in the wall that occurs during normal expansion and contraction of the soil during the seasonal cycles.

Polyurethane foam also fills the crack with a resin that expands in the presence of moisture and can be flexible enough to accommodate the same movement of the soil due to these freeze/thaw or wet dry cycles.  Since polyurethane resin systems expand during the injection, less resin is required and can be much more economical to install especially in wider cracks or loose soil conditions.  For a majority of foundation cracks the resin selection should be what the contractor is most comfortable using.  Some cracks will have better repair results using one system over the other.  For thin or hairline cracks, low viscosity epoxy resins will more often achieve better results because the epoxy will remain a liquid during the injection process allowing the resin the extra time that may be needed to fill tight hair line cracks when using low pressure cartridge type injection systems.  For very wide cracks, the polyurethane expanding foam systems will fill the crack and do so with a fraction of the resin that would be required if epoxy was used.  Wet or actively leaking cracks often will have better results being injected with polyurethane foam.  There are epoxies that will work well in wet conditions as the epoxy will displace the water during the injection process, but extra care needs to be taken to “flush” out any resin that combines with the water.  This is accomplished by continuing the injection of the epoxy coming out the next higher port and pushing out any resin that appears milky until clear resin flows out the port streak free.

There is a class of cracks that require expert review in terms of resin selection.  Structural cracks due to movement and or settling of the home Cracks that are wider at the bottom or where the walls on either side of the crack appear deflected are often due to settling should be evaluated by a structural Engineer who can provide professional opinion on the best corrective action.

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Kansas City Foundation Repair— What’s wrong with my Basement?

Kansas City Foundation Repair— What’s wrong with my Basement?

Known fact: If you are fortunate enough to have a basement, then you are also unfortunate enough to have a cracked foundation. 
In all my years working in the foundation repair industry and after seeing thousands of foundation walls, I have never seen a foundation with zero cracks.  

There are different kinds of cracks.  “No Crack is a good crack” But, not all cracks mean big trouble.  Any crack will allow water into the basement.  If water comes in the basement you have “A Leaky Basement”.  Nobody wants a leaky wet basement. Water in the basement can lead to bigger problems like Mold, Mildew, Insect infestation and wood rot.  If your home is like mine, we like healthy air to breath and no bugs running around the house.  Let’s keep the wood rot outside and leave it for the painter to deal with.  If your cracks are leaking you need them sealed with an injection or maybe even dugout, patched and waterproofed.  Be cautious if someone recommends letting the water in and collecting it.   There are often better, less expensive solutions.  Inside water collection should be a last resort.

So what’s wrong with my foundation?  Kansas City foundations consist primarily of Poured Concrete, Stone, and Block depending on the building Era and location. The majority of our basements were built in clay soil.  When the clay soil gets wet it expands and pushes on the foundation walls.  When the clay soil gets dry it allows the structures to move down or settle.  With all these cycles of movement in time the foundation eventually cracks.

The bigger concern is finding out what caused the crack and if it’s a symptom of a larger problem.  Reading cracks and identifying the problem is not an easy task and should be done by a professional and diagnosed accurately.  Structural Engineering firms will do this for a fee.   Most Foundation Repair companies will do it at no charge.  Make sure you choose an individual with experience and qualifications. 

Two typical Foundation problems in the Kansas City Area are Bowing Walls and Settlement of Foundation footings.  If you have concerns with these conditions on your home don’t’ put it off.  It’s best to get an evaluation because these problems tend to snow ball and can worsen quickly in short periods of time.   Addressing the problem quickly often reduces the total cost to repair.

Wishing You and Your Home a Healthy Foundation,

Bill Row
Gordon Energy & Drainage

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Kansas City Foundation Repair Contractor Launches New Business, Hires New Division Head

(published 6/29/2011 on the KC Star at:  http://pressreleases.kcstar.com/?q=node/62841)


Gordon Energy & Drainage, a leading Kansas City foundation waterproofing company in Kansas City since 1972, has announced that it is adding a new Kansas City Foundation Repair service to its product line. Until now, Gordon Energy & Drainage has specialized in foundation repairs, but only those that relate to water entering the basement, such as basement crack repair. The company is now able to identify and provide solutions to structural issues that can occur to homes when the foundation fails. Gordon Energy & Drainage can now address major foundation issues, such as installing foundation wall supports for bowed concrete walls and piers for settling basement walls.

Gordon Energy & Drainage has identified several key reasons to prompt them to enter this market.

REASON # 1: New housing starts are down from the highs in 2005. Gordon Energy & Drainage still has a 60% + market share in new home construction, however, the sluggish new homes construction market has caused a decrease in new home waterproofing and sump pump installation.

REASON # 2: Since Gordon Energy & Drainage already provides foundation waterproofing on new homes and existing homes, foundation repair makes for an easy transition. The company already has the trucks and equipment required to repair foundations. Additional office and warehouse space is not needed. Gordon Energy & Drainage is able to leverage existing space and employee resources, which makes for a seamless transition.

REASON # 3: Gordon Energy & Drainage has developed two key partnership to develop this new Kansas City foundation repair business. Earth Contact Products, located in Olathe, Kansas, will be supplying products to Gordon Energy & Drainage for foundation repairs. They offer hands on training and support to contractors across the country. Gordon Energy & Drainage is fortunate to have one of the nation’s top foundation repair suppliers less than a block away. Also, Gordon has announced the hiring of Bill Row to head this new Foundation Repair division. Bill previously worked at Olshan Foundation Repair and is considered to be one of the top Foundation Repair experts in Kansas City area. Bill has helped Gordon Energy & Drainage identify weaknesses in the local foundation repair market, and has developed a new business plan that will exploit this opportunity.

REASON # 4: The local Kansas City foundation repair market suffers from reputational issues related to seasonal pricing inconsistencies. Gordon Energy & Drainage believes that most Kansas City foundation contractors are less worried about repeat business, and more focused on maximizing profit on a “one-time” major home repair. Gordon Energy & Drainage, however, works hard for its customers to earn their repeat business. Gordon Energy & Drainage will change the local foundation repair market by becoming the first company to offer pricing transparency and consistency to Kansas City homeowners.

REASON # 5: PIERS FOR STABILIZING SETTLED FOUNDATION WALLS: Gordon Energy & Drainage believes that they can be successful because the company has a piering product that combines the best of all piers systems used in the Kansas City area into one solution: the ‘Gorilla Pier’. A pier is what foundation repair companies use to stabilize and lift foundations walls that have settled. The vast majority of all repair companies in Kansas City use a piering method that is installed on the side of the foundation footing and uses a bracket to support the weight of the house. These piers go deep into the ground until they hit solid bedrock, which is critical. The piers, however, are not set directly in the middle of the basement footing, where the house load is. This common piering method relies on a bracket to support this load. A smaller number of other foundation repair companies, install their piers directly in the middle of the footing, which is good, but this method does not reach solid bedrock. Competitor Kansas City piering contractor methods rely on friction to support the house and don’t go in nearly as deep into the ground. Gordon Energy & Drainage’s piering system is unique because it is installed directly in the center of the footing AND goes down deep to solid bedrock, giving homeowners the best of all piering methods. The company believes that most homeowners, when informed and given the choice, will realize benefits in this piering technology.

REASON # 6: BASEMENT WALL STABILIZATION-BOWED WALLS: There are several repair options for bowed foundation walls. All of these options can be used to stabilize and move a foundation wall back. Many of the foundation repair companies in Kansas City only offer one method to repair bowed walls. Gordon has identified this as a major deficiency in the local foundation repair market, because different circumstances can require different foundation repair techniques. Gordon has decided to offer custom foundation repair options so that Kansas City consumers will get the best and most-cost effective solutions for their basement wall and foundation issues.

About Gordon Energy & Drainage:
Located in Olathe Kansas, Gordon Energy & Drainage, has been a leading Kansas City foundation waterproofing company in Kansas City since 1972. The company provides a full line of Residential & Commercial services such as: Foundation Repair, Basement Waterproofing, Basement Crack Repair, Erosion Control, Yard Drainage & French Drains, Kansas City Sump Pumps, Egress & Window Wells, Attic Fans, Draintile Installation, Hydro Seeding & Brush Hogging, and Silt Fences.

You can learn more about Gordon Energy & Drainage by going to www.gordonenergy.com.

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Kansas City Sump Pumps: Why 2 Sump Pumps Can Be Better Than 1

Why 2 Sump Pumps Can Be Better Than 1

So, you have a sump pump and you are wondering what would happen if yours failed?

There are 3 reason why 1 sump pump may not be enough:

1.  Your sump pump decides it is time to die!
2.  Your sump pump can’t keep up with the water coming in.
3.  The power goes out

Sump pumps are like coffee pots or hair dryers.  If your coffee pot quits working, you have to go to Starbucks to get your caffeine fix.  If your hair dryer quits working, you have a bad hair day.  Both can be replaced and your loss isn’t that significant. But, what will happen to your basement if your sump pump just decides to quit?  You may not even know that it quit.  Really, how often do you check on it?   If your basement floods, what type of damage will that do to you?

So, one reasonable solution to this potential problem is to have 2 sump pumps instead of 1 in the same sump pit basin.  A second sump pump can help reduce the potential threat of 1 dying or not being big enough to handle that big rainstorm.

How do you do this?
It is called the “piggy back” approach.  It is simply 1 sump pump on top of another.  You could set both sump pumps at the bottom of your sump pit basin, but that would mean that both pumps would run at the same time.  This can actually hurt both sump pumps because they would both be cycling more often.  The more a pump turns on and off the shorter the life span.  So, by installing the 2nd sump pump slightly higher, or on top of the primary pump, they won’t be working in tandem.  The 2nd pump will only have to work in the scenario that your primary pump fails or can’t keep up with the water that enters your sump pit basin.

Typical Kansas City sump pumps are expected to last 5 years.  However, like any electronic device, they can last 1 day or a lifetime. Sure, they come with warranties, but the warranties don’t cover your property.  What good will it do you to have a warranty that will give you a new sump pump AFTER your basement has suffered damage?  But, if you get 5 years out of a pump, you should be happy.  So, if you have a sump pump that is working, don’t throw it away no matter how old it is.  You never know when it’s life is up.  Unless you have money to blow, just keep it.  You may consider adding a brand new pump to be there when your primary pump decides it is time to go to the dump.

It is also recommended to maintain your sump pumps on a regular basis.  Go down to your basement during a variety of rain events and monitor your sump pump.  Be aware of how often your pump cycles on and off.  How fast does the water enter your sump pit basin?  This may not be scientific, but it can help educate you as to how important your sump pump is at your particular location.  Every house is different.  Maybe your sump pump hardly ever runs and your threat is minimal.   It is also recommended to clean out your sump pit basin.  Sometimes, small rock particles and silt can infiltrate in and potentially cause your sump pump to clog up.  Keep your pit clean!  Try to do this when it is not raining so you aren’t fighting all that water.  A wet/dry vacuum will do the trick nicely.

Gordon Energy & Drainage, located at 15735 S. Mahaffie in Olathe, KS installs over 2,000 sump pumps every year.  They have a sump pump that they install for about $280 that can pump 2,400 gallons per hour.  So, the question is simple.  Is it worth $280 of your money to add a 2nd sump pump to your basement?  Read more about Kansas City sump pump installation .

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Kansas City Foundation Repair: Should I Water My Basement?

SHOULD I WATER MY FOUNDATION?

It may sound odd to water your foundation but if you follow some simple suggestions, you might just save thousands of dollars in unwanted foundation repair work.

The soils in and around the Kansas City area are made of clay, which creates some difficult challenges for home owners and their foundations.  These soils will react to both too much water and not enough water.

Too much water in the soil will expand minerals in the clay causing it to grow.  Examples of these conditions are the upheaval (HEAVE) of a slab, sidewalks, patio, basement floors and even foundations can be moved upwards as a result of too much water in a concentrated area.  It will also cause basement walls to lean inward known as bowed walls or lateral movement.  To prevent this from happening it is important to maintain proper drainage conditions around your foundation and to eliminate excessive water in the backfill areas of a basement or around the perimeter of a slab foundation home.

Not having enough water around the foundation can cause a different problem.  When the expansive soil around the foundation dries out it will shrink, crack, pull away and leave a gap between the soil and the foundation wall.  When this happens it is important to replenish the moisture in the soil, so the clay will expand and press back against the foundation wall.  (Do not add soil into the gap, it may cause too much pressure on the wall when the soils begin to expand.)

WHY SHOULD I WATER MY FOUNDATION?
Dry cracked soil often leads to foundation settlement.  The longer the soil goes without water the deeper the shrinking of soil goes until eventually it looses the ability to hold the house up.  When this happens it may require foundation piering or under pinning to repair the damaged foundation and to stabilize the home.  Is this serious?  Well the average Kansas City piering project cost homeowners $5000 -$10,000

WHEN DO I WATER MY FOUNDATION?
Kansas City Foundation Repair team monitors US drought indicators to stay informed of rapidly changing soil moisture conditions.  When the indicators begin to move into “abnormal soil moisture conditions”, we begin to get foundation settlement phone calls from homeowners.  The past several months (May 2011) the indicators have shown “abnormally dry” even with the amount of snow melt this winter and the large spring storms.  When you start seeing the soils forming large cracks or gaps developing between your soil and foundation wall then it is time to “Water the Foundation”

HOW DO I WATER MY FOUNDATION?
Replenishment of moisture into the soil can be as easy as watering your yard.  You should never over water your yard at or near the foundation.  Over watering may allow too much water at the footing or around cracks in the foundation and can cause a crack leak or a wet basement.

If you choose not to water the lawn in the dry periods than you should monitor your foundation soil and place a soaker hose about 12 inches from the foundation to be turned on occasionally.  When a soil gap begins to appear around the foundation, turn on the water pressure very low so it just “bleeds” out of the hose.  Leave the hose on about 30 minutes and repeat twice a week or as needed.

Remember, too much water is just a bad as too little water.  So keep your gutters clean, downspouts pushed 6-10 feet away from your foundation and make sure the rain water runs away from your foundation not towards.

For additional information on climate & soil conditions in your area consider reviewing the following website: www.drought.unl.edu/dm/monitor.html

Wishing You and your Home a Happy and Healthy Foundation,

Bill Row
Gordon Energy & Drainage
Kansas City Foundation Repair Contractors

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Considering a backup sump pump?

So, you have a sump pump and you are wondering what would happen if yours failed?

There are a variety of reasons to consider a back up to your primary sump pump.

1.  The power goes out

2.  Your sump pump decided it was time to die

3.  Your sump pump was not big enough to handle that 1 big storm

Before making the decision to spend money, we would highly recommend learning more about your sump pump.  Take time to go down into the basement during heavy rain events and monitor your pump.  How long is the period of time between cycles?  If it is less than a minute, you have quite a bit of ground water entering your sump pit.  If it is over 10 minutes, then you don’t have near as much.  There is no clear dividing line on what is a lot of water, but you can use these numbers for a start.

Now take the time to see what would happen if your sump pump failed or quit working due to a power outage.  UNPLUG THE PUMP TO SIMULATE A PUMP FAILURE.  Watch the water levels in your sump pit to see how fast the water rises.  This is what will actually happen during a pump failure or power outage.  IF THE WATER IN THE PIT RISES TO 6” BELOW YOUR BASEMENT FLOOR LEVEL—PLUG YOUR PUMP BACK IN!!!  You do not want to flood your basement.

Now you are more educated about your sump pump situation as it pertains to your home.  Maybe you are not an expert, but you can make some basic assumptions and get a better feel for it.  Additionally, you can take the information that you learned and let a professional know so they can help assess your situation.

It is now time for you to decide if you should spend some money on providing back up protection.

SOLUTION FOR: THE POWER GOES OUT

There are some possible solutions to provide back up assistance in the case of a power outage.

OPTION 1: BATTERY OPERATED BACK UP PUMP: These back up systems converts a 12 Volt battery into standard 120 Volt electricity to run the sump pump.  Most of these systems utilize a separate sump pump that is capable of running on AC power.  This pump typically sits directly next or on top of your primary sump pump.  Some of them come with indicator lights that tells you the status of the system.

These battery operated back up pumps come in a variety of sizes and pumping capabilities.  For most homes, you can expect to pay $ 400 – $ 1,200 which would include the AC pump, 12 Volt battery, piping, fittings, and labor.  If you are handy, you can buy these at most hardware stores and install them yourself.  Don’t forget all of the fittings and pipe glue that you will need.

Gordon Energy & Drainage offers the STORM-PRO 2100 and STORM-PRO AC33 which can pump up to 3,000 gallons of water per hour based on 10’ of head pressure.  Head pressure is measured by how tall the unit has to pump water vertically before it discharges.  We use 10’ as a standard to measure this.  If your head pressure is less than 10’, you will get more pumping capacity.  If your head pressure is over 10’, you will get less pumping capacity.

OPTION 2: WATER OPERATED BACK UP PUMP. This system is similar to the battery operated back up, but instead of using a battery to power the pump it uses your municipal water system.

The system, when installed, connects to your incoming water line.  When the pump is activated, the water pressure from your incoming water line propels the pump into operation.  Gordon Energy & Drainage offers the LIBERTY SUMP JET.

The positive: Very reliable!  You should always have water pressure.  You don’t have to rely on the battery or maintenance of a battery.

The negative: The pumping capacity is dictated by your water pressure.  Most people don’t know what that is, and aren’t able to determine how well their back up pump will perform.  Will it be enough?    In most cases, a water operated back up unit will not be able to pump as much as a battery operate unit.  Another thing to consider is the cost for water.  Since your back up unit should only be working in the case of an emergency, you should not need to worry too much.  But, if your water operated back up unit runs for a longer period of time, you will have to pay for that water.

OPTION 3: GET A GENERATOR: There are a wide variety of generators available on the market.  The cost can vary greatly, but you can expect to pay $ 800 – $ 2,000 for one big enough to run a sump pump and a few other things.  You can pay well over that for one big enough to run your entire house!

SOLUTION FOR: YOUR SUMP PUMP MAY DECIDE IT IS TIME TO DIE!

You can never know how long a sump pump will last.  They are like coffee pots or hair dryers.  They can last forever or a month.  A good sump pump will come with a 1-2 year warranty.  But, most warranties do not cover any losses that you may experience.  They come with a replacement warranty only.

So, you have to ask yourself, “what is my risk?”

If you would feel better having a back up plan in place, then you could consider installing a battery back up sump pump (as discussed above) which runs on both battery or electricity.    In this case, you have a back up in place that will protect you from a dying sump pump OR a power failure.

Another option is to install a 2nd standard pump that runs on electricity only.  This will not protect you in the case of a power outage, but will be there in case your first pump dies. The odds of 2 pumps dying at the same time are much more unlikely. The advantage here is cost.  A pump that runs on electricity costs less than a battery back up unit.

SOLUTION FOR: YOUR SUMP PUMP IS NOT BIG ENOUGH TO HANDLE THE STORM

When your primary pump is not big enough to handle the water that enters the sump pit, you have to consider beefing up your pumping power.

Option 1: Replace it with a bigger one that is sized appropriately.  One negative with this is cost.  The cost for pumps increase greatly the bigger they get.   Another thing to consider is that you are throwing away your existing sump pump that was not big enough, but it still worked.

Option 2: Add another sump pump or battery back up unit into your existing sump pit.  This allows you to keep your existing sump pump that is still working, but just not big enough to handle the heavy storms.  In this case you would not need to add as big of a pump since you are still utilizing some of your pumps capabilities.

Before you spend any money, get the facts.  Contact Gordon Energy & Drainage for your Kansas City sump pump installation and Kansas City foundation repair needs.

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Waterproofing vs Dampproofing

PROS & CONS OF WATERPROOFING YOUR FOUNDATION VS. DAMPROOFING

Many homeowners and builders are faced with many options when they build a house.  Each phase of building a home has so many options from the cheapest to most expensive choices.  Do we choose granite countertops or formica?  Do we choose a tile roof or composition shingles?  Do we add a tyvek house air barrier?  Do we do double wall construction?  Do we make the exterior maintenance free?  If a homeowner or homebuilder always chose the best option from each subcontractor, the price of the home would skyrocket.

It is entirely possible to build a 2,500 square foot home for $ 300,000.  And, you can build the same exact floor plan on the exact same lot for $ 1,000,000.  So, as the decision maker, we have to pick and choose where to make our upgrades.

There are choices to be made choosing what product to install on the exterior of the foundation walls.  Gordon Energy & Drainage is a sub-contractor who offers many choices when it is time to protect the basement.  They come in right after the foundation walls are set and just before the backfilling takes place.   Do we install the typical builder-grade damproofing, or upgrade to a true rubber membrane waterproofing?   Damproofing, is a black road type oil that is applied to the foundation walls.  It looks like it would seal the basement and keep it from leaking.  However, buyer beware!!  Damproofing will not span a foundation wall crack. It does not have the elasticity needed to protect the basement from leaking if a crack forms.  And we all know that concrete cracks over time.   Once the builder warranty is expired, and a leak forms in the basement, you are on your own.  These leaks can be expensive if you have a finished basement.  Damproofing is very inexpensive.  A typical Damproofing application on an average house is about $ 300.  Gordon Energy & Drainage installs a damproofing product made by Tremco Barrier Solutions called Mulseal.

Waterproofing, on the other hand, is a true rubber membrane that is capable of spanning most foundation wall cracks.   Most manufacturers are so positive that they give a warranty of 5-30 years. There are many types, brands, thicknesses, etc…. But, in general, they all can do the trick.  Most waterproofing products are applied to about 60 mils and dry to 40 mils.  They have elongation capabilities of over 1,000%.  If you took a 2” square of a waterproofing membrane and pulled it apart, it wouldn’t break until your hands reached over 1’ apart!

(The above is an actual sample piece of Tuff-N-Dri waterproofing membrane being stretched to simulate it’s ability to span a crack in a foundation wall)

Gordon Energy & Drainage installs 2 types of waterproofing products made by Tremco Barrier Solutions.  The first and most economical of all waterproofing choices is called Impax.  An average house would cost about $ 1,200, vs. $ 300 for damproofing.  The second is called Tuf-N-Dri/Warm-n-Dri.  It is a 2 part system comprised of a waterproofing membrane and an added drainage/insulation board.  The Warm-N-Dri board is installed over the rubber membrane and it allows water to wick down to the drain tile system.  It also adds an insulated R factor to the basement walls.  An average house would cost about $ 3,000 for the Tuf-N-Dri/Warm-N-Dri system.

75% or more of all new homes built in the K.C. metro area utilize damproofing. That means that less than 25% of homeowners opt to upgrade in this particular case.  Most builders say that homeowners like to spend their money on things they can see and touch.  They don’t think of the consequences of upgrading things they can’t see.  In many other markets across the country, like St. Louis, it is just the opposite.  These markets do not even consider damproofing to be a choice.  Kansas City has not caught on yet.

According to Tremco Barrier Solutions, 80% of  all homes will have a partially finished basement within 10 years of the homes construction.  That means that even if you don’t finish your basement when you build, you or anther homeowner probably will at some point.  Most are not aware that the exterior of the foundation wall do not have a waterproofing membrane to protect their investment.

The phone book is full of contractors who repair leaking and bowed foundation walls.  It is a huge business.  It is inevitable that foundations will crack and eventually cause the homeowner to have to deal with it later. Repairing a basement later vs. upfront is considerably more expensive.    So, as a homeowner or builder, you have to decide if it is worth spending some of your budget on protecting your foundation walls from potential future leaks up front in the hopes that you don’t have to spend more on foundation repair later.

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Basement Waterproofing at Extreme Home Makeover 2005

johnson county basement waterproofing

Community Involvement

Kansas City Basement Waterproofing & Drainage contractor, Gordon Energy, was one of the exclusive sub-contractors chosen by Green Homes, Inc. for the ABC hit television show “Extreme Makeover Home Edition”. The Gordon workers installed the drain tile, Tuff-N-Dri waterproofing, and Warm & Dri drainage board in only 20 minutes. We also installed a heavy duty sump pump and silt fences for erosion control. We were very happy to donate this service to the Johnson homeowner in appreciation for his contributions to the community and his family.

Extreme Home Makeover 2005

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