
Historic homes in Arlington, MA, are treasures of American architecture and culture. From charming Colonials and stately Victorians to sturdy early-20th-century brick homes, these properties reflect the town’s rich heritage. Yet, beneath their classic beauty lies a vulnerability shared by many older homes: water intrusion. Bulkheads—those angled basement doorways often found in New England homes—are a particular point of concern. Preserving the unique character of a historic home requires a proactive and sensitive approach to waterproofing, especially when modern solutions must coexist with original materials. In this guide, we’ll explore the importance of historic home waterproofing in Arlington, MA, with a focus on bulkheads and the surrounding foundation areas.
The Challenges of Historic Home Waterproofing in Arlington, MA
Waterproofing any home comes with challenges, but historic homes in Arlington present unique difficulties due to their age, materials, and construction techniques. Many of these homes were built before modern waterproofing standards were established. Foundations may be made of stone, brick, or early forms of concrete, and in many cases, mortar has deteriorated or become porous over time.
Arlington’s location and weather patterns add to the concern. Heavy seasonal rains, snowmelt, and freeze-thaw cycles common in Massachusetts can place stress on foundations and bulkheads. Groundwater can rise during the spring, leading to seepage through cracks or poorly sealed joints. Drainage systems designed a century ago are often inadequate for today’s climate extremes. For homes with below-grade entrances or bulkheads, the risk is particularly high, as these features can become collection points for water if not properly maintained.
Beyond physical wear, local regulations and historic preservation guidelines must be taken into account when planning repairs or upgrades. Owners of historic properties often need to strike a balance between preserving aesthetic integrity and protecting the structure from water damage. Fortunately, with careful planning and appropriate materials, it’s possible to achieve both goals.
Diagnosing Trouble Spots: Bulkheads, Foundations, and Basement Walls
A successful waterproofing strategy begins with a detailed assessment of where water may be entering the home. Bulkheads are often the most visible and problematic entry point, especially if they’re original or decades old. In many Arlington homes, the bulkhead is made from wood or thin metal and sits atop stone or concrete steps leading to a basement. Gaps between the bulkhead and the house, rusted hinges, corroded seams, or cracked concrete aprons can all contribute to water infiltration.
Next, attention should be paid to the foundation walls themselves. Stone foundations, common in 18th and 19th-century homes, tend to allow water to seep through if the mortar has degraded or the stones have shifted. Even concrete block foundations, which gained popularity in the early 20th century, can become compromised with age, allowing moisture to slowly weep into the basement interior. Basement walls showing signs of efflorescence—white, powdery deposits—often indicate ongoing water penetration.
The ground grading around the home also plays a role. Soil that slopes toward the house rather than away from it can funnel rainwater directly to the foundation. In some Arlington properties, decorative landscaping or hardscaping may unintentionally trap water against the structure. Downspouts that empty too close to the house, or gutters clogged with leaves and debris, add to the cumulative stress on these vulnerable systems.
Smart Solutions for Waterproofing Without Losing Character
When waterproofing historic homes, the goal is not just functionality but also sensitivity to the home’s design and materials. Modern sealants, coatings, and membranes must be used judiciously to avoid damaging original brickwork or stone. One of the best starting points is repointing—replacing old, crumbling mortar with new mortar that closely matches the original in both appearance and composition. This prevents water from traveling through loose joints and maintains the historical authenticity of the facade.
For bulkheads, consider replacing worn units with custom-made replicas that use modern waterproofing techniques beneath traditional appearances. A new steel or fiberglass bulkhead can be crafted to look like an original wood version, especially when painted in heritage colors. Beneath the surface, waterproof membranes and sealants can be applied at connection points between the bulkhead and the foundation wall, where leaks are most likely to form. A properly installed rubber or polyurethane gasket can provide an invisible but effective barrier against moisture.
In the basement, interior waterproofing methods such as vapor barriers and sump pumps may be necessary if exterior excavation is too disruptive or restricted by preservation rules. While sump pumps are a modern addition, they can be hidden or disguised within utility spaces to minimize visual impact. Installing a French drain system inside the perimeter of the basement can intercept water before it spreads across the floor.
Exterior waterproofing should include grading improvements, extended downspouts, and—where feasible—trench drains along the bulkhead base. However, any earthwork should be done with caution to avoid disturbing historic plantings or foundation stones. Modern flexible drainage pipes can be buried and routed to distant dry wells or municipal stormwater systems, keeping the home’s immediate perimeter dry without visible alteration.
The Importance of Routine Maintenance and Monitoring
Even the best waterproofing system won’t last forever without regular care. For historic homes in Arlington, establishing a routine inspection and maintenance schedule is critical. Homeowners should inspect their bulkheads at least twice a year, especially before and after winter, to check for signs of wear, corrosion, or detachment. Hinges, latches, and seals need to be functional and tightly secured. Any paint or finish on the bulkhead should be refreshed as needed to prevent rust or rot.
Foundations and basement interiors should also be monitored for new cracks, water stains, or musty odors. A dehumidifier can help control indoor moisture and prevent mold, but it is not a substitute for proper sealing. Exterior features like gutters and downspouts must be cleaned regularly to ensure water is being carried away from the house efficiently. Consider adding splash blocks or downspout extenders to further minimize splash-back against the foundation.
For homes enrolled in historic preservation programs or districts, any waterproofing upgrades or repairs should be documented. Working with a preservation contractor familiar with Arlington’s local ordinances can streamline the permitting process and ensure that any alterations meet approval standards. Keeping detailed records of waterproofing work not only helps with future repairs but may also increase the home’s value by demonstrating responsible care.
A Long-Term Investment in Beauty and Structural Health
Waterproofing a historic home in Arlington, MA, is more than a home improvement project—it’s a long-term investment in the life and legacy of the property. Bulkheads, often overlooked, are among the most critical components to inspect and maintain. When carefully repaired or replaced with appropriate materials and techniques, they can continue to serve their function without compromising the home’s original character.
Modern waterproofing technologies have made it easier than ever to protect older homes from moisture without sacrificing historical aesthetics. Whether you’re dealing with a grand Victorian or a cozy Colonial, every detail matters—from the mortar in your foundation walls to the slope of the earth around your bulkhead.
By staying proactive and informed, Arlington homeowners can preserve not only the beauty of their properties but also their structural integrity. Historic home waterproofing may involve added complexity, but with the right approach, it pays dividends in comfort, peace of mind, and pride in stewardship. As the seasons shift and New England weather continues to challenge our homes, thoughtful waterproofing ensures that these architectural gems endure for generations to come.
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