Common Drainage Issues

Basement problems and wet and soggy lawn areas are the most common reason people call us.  Once a wall has developed severe cracking you will need to call in a basement specialist for a major repair.  However, basement problems as well as wet and soggy lawn areas are usually the result of poorly handled exterior grading and drainage, gutters and downspouts, sump pump discharges, or cracked and settled concrete.  Many times a combination of exterior drainage issues combine to create the basement or lawn problem.

Gutter and downspout repairs are easy fix solutions to keep water away from the base of your foundation.  Keep them clean and make sure the extensions are attached.  Sometimes downspouts are poorly located or additional ones are needed.  Sometimes larger gutters may be needed.

Grading can be a frequent problem even when it’s not obvious on both older and newer homes.  A flat, sunken, or improperly installed grade will not facilitate water to flow away.

Grading under decks is a very common problem from improper pitches to settling around posts and against the foundation.  Gravel under decks along with hap hazard grading can cause water to pocket.

Frequently the elevations of structural items have been improperly set.  Concrete walls and patios are set too high, air conditioners are set too low, and driveways pitch back toward the garage.

Downhill properties may have runoff coming toward them that can cause basement and flooding problems.  Water may seep out of a hillside to cause wet or soggy areas.

Correcting a drainage problem improperly can cause rotting and structural damage, water over the top of the foundation, water coming through weep holes and moisture on the upper walls.

Settled and cracked concrete can result in water flowing toward the foundation instead of away.

Poor grading resulted in wet lawn area

Peeling paint at base of basement wall.

Mold on basement wall.

Cracks in basement wall.

Cracks in basement floor.

Gutter and downspout repairs are easy fix solutions to keep water away from the base of your foundation.  Keep them clean and make sure the extensions are attached.  Sometimes downspouts are poorly located or additional ones are needed.  Sometimes larger gutters may be needed.

Downspout poorly located.

Downspout dump water too close to foundation.

The grading immediately at the foundation is a frequent problem we see on older homes as well as many newer homes.  A flat or sunken grade does not facilitate water to flow away.  This is a particular problem on south and west facing walls of two stories or more when large amounts of water flow down the walls during rainstorms.

Water drains towards wall and cannot run off due to flat grade.

West walls and low grading at foundation collects water sheet draining down siding.

Concrete walk set too high; soil to high on siding.

Grading under mulch and weed fabric too low and pitches toward house.

Stone mulch bed traps water.

Frequently the elevations of structural items have been improperly set. Concrete walls and patios are set too high, air conditioners are set too low, and driveways pitch back toward the garage.

Driveway pitches toward garage.

Sunken patio area traps water and is set too high against the house.

The original rough grading may have been set too high or swales are not properly constructed resulting in water running back toward the house.  Mature vegetation may need to be removed to correct the grading.

Swales improperly constructed will not allow water to run away from house.

Grade pitched toward building; tree will be removed to correct grading

Water seep out of hillside and causes soggy areas.

Water from higher elevation runs toward house.

Soil over top of foundation causes rotting and water to come over the top of the foundation.

Settled and cracked concrete can result in water flowing toward the foundation instead of away.

Cracked and buckling concrete pitches water toward foundation.

Grading under decks is a very common problem from improper pitches to settling around posts and against the foundation.  Gravel under decks along with hap hazard grading can cause water to pocket.

A low grade and gravel under decks can cause water to pocket.

Holes along the foundation and under stoops and broken joints in the masonry are common sources of water coming into the basement.

Hole under stoop causes water to enter house.

Hole along stoop causes water to enter basement.