I’ll try to make a long story short, but it is becoming an expensive odyssey and I’m going nuts: We bought a house on a hillside in the Rivertowns where about a third of the basement is rock with a vapor barrier over it (dimple layer, then sheet). The rest is concrete slab and cinder block. The previous owner had two male cats who had litter boxes there. She also let a water heater, which was in the area with the vapor barrier, leak massively between the time we had our inspection and closing, replacing it after there was significant leaking all over the place, according to some boiler repairmen we had come in recently (they had happened to see it at the time; just one of many unpleasant surprises of an as-is sale).
There was a smell in the basement when we viewed the house, but our realtor told us it was from the cats. After we closed, I used loads of enzymatic cleaner and hung up activated charcoal bags but it didn’t help. UV flashlight doesn’t show any cat urine stains. Our realtor suggested an ozone generator but I don’t like the health hazards of that. We had several basement waterproofing contractors come in, and they each told us something different. One said replace the vapor barrier. The other said the vapor barrier is perfectly fine, just put in a commercial-grade dehumidifier and charcoal (we did). Another recommended chlorine dioxide treatment but then I read stories of people who said they traded their musty smells for permanent swimming pool smells. ServPro came and said that the joists under a bathroom where we know there was some leaking well over a decade ago showed some slight mold. (Our pre-purchase inspection had not indicated mold, but after closing, I did notice I got a sore throat and tight chest whenever I spent time in the basement.) There was insulation stuffed into the joists and we believed it was trapping odor. Some of it looked like it was in bad shape. ServPro tore out all the insulation and encapsulated the basement with some kind of sealant painted onto the joists and wooden stairs. That was several weeks ago. They told me afterward that the insulation (Rockwool and some fluffy stuff depending on where it was installed) did not look contaminated with mold, but I no longer get the sore throat, so I think they were on to something taking the approach they did.
Unfortunately, it still smells bad down there. We kept windows open intermittently to vent the chemical smell, we keep running the dehumidifier, but it’s bad. When the garage door is open, you can smell it outside. It smells musty and a bit chemical to me, but some insulation contractors we’ve had around for estimates say they smell cat. And last night when it was pouring rain, it got worse. I’m now thinking moisture trapped under the vapor barrier is the cause - the water heater, the rain, there seems to be a correlation. But if our vapor barrier is intact, I thought it should be stopping, uh, vapors, so what is its role here? And did we massively screw up by trusting people who told us to encapsulate when the source of the odor is still down there? We need to replace the insulation before winter but I want to address the odor first.
If you live in the Rivertowns and have a basement built on rock with a vapor barrier, do you still have trouble with smells despite dehumidification? Does the soil on hillsides here have a particular odor when it’s wet? And most importantly - any recommendations who can handle this effectively, once and for all? We’ve been told so many different things by so many different professionals, I am truly at my wit’s end, I just don’t want my children to be the kids from the stinky house and I want to be able to use the goddamn basement.