Drainage issues can be a complete nightmare for homeowners. Water pooling around your home is a nuisance and, even worse, dangerous in the winter with the icy walkways it creates.
But, did you know it can lead to actual structural damage in your foundation?
That’s right.
Over time, water can put tremendous amounts of pressure on your foundation walls leading to cracking, heaving and shifting.
These issues can show up in your living space by way of wall cracks, window cracks and uneven floors.
Settlement cracks
If left unchecked over time, your home’s structural integrity could be at jeopardy. And not just homes, but even garages, parking ramps and commercial buildings fit into this category.
If you’ve read our blog on garage aprons, you’ve probably seen this epic photo (pictured below) of a garage apron heaving so significantly that it was brutal to even get a vehicle into the structure.
And yes, this is all the result of poor foundation drainage strategies.
Garage apron deterioration
If you want to avoid structural and aesthetic damage, it’s important to look at some of the major players involved.
This article will walk you step-by-step through the causes and effects of excessive water drainage problems and how to significantly reduce symptoms or solve the problem completely.
Let’s dive in.
Water Management 101:
As we talk about in other blogs, water is a enemy #1 to a building or structure. It causes heaving, wet basements (think mold), crumbling foundations and wet yard conditions, just to name a few.
So, in order to keep a building functioning at peak performance, there must be a water diversion plan in place.
Let’s talk about what a good water management system looks like. Then, we will dive into the consequences of not having one.
Water is responsible for the step cracking in this foundation wall.
So, what does a good water management system look like?
Gutters & Downspouts
Your water management system starts at the roof. The roof must be capable of shedding water properly into a functioning gutter or drainage system that leads water away from the foundation.
A roof would NOT be considered functioning if, for instance, a flat roof did not have the right properties to direct rain to the drainage system. We see flat roofs pooling water on many occasions.
Although this issue will not cause drainage issues in your yard, it can cause massive leaks in your home. This is simply a recipe for damage to the interior of the building.
Here’s another example of a failing gutter system. Look at the photos below.
Downspout pouring water near foundation
The downspout needs an extension installed to lead water far away from the house. If you see anything at your home that looks like this, consider installing extensions ASAP.
Conversely, the photo below shows properly functioning downspouts and extension. Aim for a system like this. If you have any questions about your current gutter system, consult with a professional.
Gutter extension leading water away from the foundation
All the roof water is pouring out of the damaged gutter in the corner of this house. The constant flow of water has eroded the soil causing it to sit (even killing that poor rose bush) and pool around the foundation.
The result? Check the photos below.
The water pooling around the foundation is making its way into this basement. The foundation wall is experiencing a lot of pressure and the basement is wet with high humidity.
Talk about a recipe for disaster.
The solution here is to repair the gutter so that it drains into a downspout with an extension leading the water away from the home. Soil grading corrections must be performed as well, but we will get into this later.
In general, your gutters should be free of cracks, ice dams, leaves and other debris allowing water to properly drain into downspouts with extensions directing water away from the building.
Notice the photo below.
The downspout on this home is spitting water out right next to the foundation, inviting water in…big no no!
Grading/Slope:
Once you have established that your gutter system is fully functioning, we need to think about the grading around the foundation.
A positive slope must exist around the foundation, walkways, and driveways with at least a 6” drop in elevation within the first 10 feet of the foundation (International Residential Code).
This is imperative for keeping water away from your foundation.
“A positive what?” you may be asking.
Let’s show you what we mean.
Look at the photos below.
Grading inviting water towards foundation
Vs.
Grading shedding water away from the foundation
Source
If your home looks more like the first picture, you may be in trouble. Water travels down the path of least resistance, which, in this case, means down the hill to your home.
Remember the broken gutter leading to water pooling around the foundation above? That’s a perfect example of negative slope.
On the other hand, the second photo demonstrates how the ground is highest near the foundation and slopes downwards to prevent water build-up.
Every house should have grading like this to preserve the integrity of the foundation.
**Note: If your home was built before the 1990’s you may be more likely to notice a negative grade. This is because grading codes didn’t exist the way they do today.
Water Traps: Landscape Design:
Something as simple as a poorly designed landscape bed can trap water near your foundation or in your yard and cause on-going problems. Keep this in mind when landscaping your property. Notice that the plant bed below is acting like a dam, trapping water around the foundation. The grading here needs to be corrected and the concrete border needs to be removed.
Plant bed trapping water near foundation
The overview above hit on some of the most important factors necessary for good water distribution and management on a property.
In Summary, the key essentials for a functioning water management system are:
- Properly working gutters, downspouts & extensions leading water away from the foundation
- A positive slope in grade away from the home
- Good landscape design avoiding water traps
Keep in mind, there are many complicated situations that may require more extensive solutions.
Examples of these are:
- Discovering underground springs near your home
- Living in a low elevation area or at the bottom of a hill
- Being victim of neighboring properties poor water management systems
We will touch on some of these later on. But, for now, let’s talk about the problems that arise from poor foundation drainage.
Poor Drainage Consequences:
The overview above hit on some of the most important factors necessary for good water distribution on a property.
Keep in mind that there are many complicated projects which may require further solutions such as discovering underground springs, living in a low elevation area, etc. We will touch on these later.
The following consequences can all occur from poor water management regardless of the circumstances.
Concrete block crumbling
Cracked/Shifting Foundations & Footings/ Wet basements
a. Hydrostatic pressure: Hydrostatic pressure contributes greatly to settling of foundation cracks and bowing (as well as shifting of footings or other hardscape). What is it? It’s the force created from water standing in the ground. So, as moisture begins to collect near your foundation, the pressure in the ground will continue to increase and push against the foundation. This force can cause cracking, bowing, and even eroding as water starts to work its way through the foundation and into the basement.
b. Freeze/Thaw Cycle: Believe it or not, the weather plays a role in your foundation’s health. Well, the bigger issue really is….you guessed it, water. When soil freezes, any moisture present will also freeze and expand. This puts a lot of pressure on the foundation walls (as well as footings or other hardscape) which can cause cracking, shifting, and other movement especially once the frost thaws. It can also exacerbate existing issues. For example, if cracks exist, water can move into those cracks, and when temperatures drop the expansion of the water can cause even more damage.
c. Poor Soils: See driveway and concrete heaving below.
Solutions to Cracked/Shifting Foundations & Footings/ Wet basements
You may be feeling overwhelmed by all the things that can go wrong with your foundation and footings, especially if you are going into winter with drainage issues.
Don’t worry, there are solutions for these issues: hydrostatic pressure, freeze/thaw cycle and poor soils.
Let’s jump in.
Remove Foundation Moisture: The best thing you can do to prevent your foundation from progressively becoming more damaged is to remove the moisture.
The three simple steps listed in the overview, gutters/downspouts, positive grade and attention to landscape, can significantly decrease water problems by guiding water away from the foundation.
In some severe cases, if you are unable to remove the hydrostatic pressure, you may need to install an interior waterproofing system capable of capturing moisture before it leaks into the home.
This is not ideal because the hydrostatic pressure will continue to put pressure on your foundation potentially causing cracks/structural shifting.
Fixing the hydrostatic pressure can typically be done by correcting the soils (a big project, but a long-term fix) used for backfill. We will talk more on this later.
If it is already the middle of winter, you will sadly need to wait until spring to fix your grading or soils and simply deal with potential ice issues. Click here to learn more about dealing with ice.
Icy conditions from drainage issues
Don’t Plant Large Trees Near Foundation: Get a professional’s opinion before planting large trees near your home. Roots can penetrate foundation walls leaving them vulnerable to water invasion and the freeze thaw cycle.
Get a second opinion: If damage has already been done, you may want to schedule a structural engineer inspection. Small superficial cracks are typically not an issue.
However, if you see changes such as large thick cracks and blocks that are no longer stacked properly, these can pose a threat to the structural soundness of the home.
Knowing what kind of issues you are dealing with can be very valuable information since foundation issues are estimated to reduce a home’s value by 10-15% (plus they can be considered dangerous).
Structural engineering inspection
Let’s jump into poor drainage consequence #2, driveway/concrete heaving.
2) Driveway/Concrete Heaving:
The root cause of driveway and concrete heaving is quite similar to that of foundation cracks/bowing.
It is related to hydrostatic pressure and the freeze thaw cycle.
Again, the key is to prevent water from pooling around your sidewalk, patio, etc.
But, what if you have a positive grade and a properly functioning roof drainage system (gutters/downspouts/extensions) and are still having issues with cracking and heaving?
Well, there could be a deeper issue going on.
Let’s explore that below.
Cracked/heaving driveway
Poor Soils: Do you know what type of soil was used to backfill your home during construction or driveway installation?
Here in Minnesota, it’s common to see organic clays used for a backfill because it’s essentially free for the builder and already on site.
Clay is a very cohesive soil, meaning it can get very hard when dry but will expand and become very flexible when wet.
To be completely transparent, organic clay soils are extremely hard to dry out. With poor drainage or heavy rains, the clay soils around and underneath your patios, sidewalks, and driveways can become heavily saturated with water.
Because these soils hold water, the freeze thaw cycle can cause some serious damage. This alone could explain your garage apron shifting or brand new driveways severe cracks or uplift.
Solutions to Driveway/Concrete Heaving
Incorrect soils really can cause some headaches. However, there are ways to correct the issue and prevent perpetual damage.
The long term solution is a soil correction. Essentially, this means removing the saturated, cohesive, unsuitable soils and replacing them with a more permeable soil such as recycled asphalt and concrete (con-bit), red rock gravel, or equivalent.
Example of conbit soil
Note these soils must be compacted correctly in order to prevent settling.
A proper install can be the difference between a flawless driveway and one that leaves you in the same place you started, just thousands of dollars in the hole.
Keep in mind, this is not going to be cheap, but may be what it takes to get the job done right.
Soil correction in process using Complete Building Solutions‘ Scope
Once the soil correction has been done, consider consulting with a professional (structural engineer or landscape expert) to implement proper grade and other watershed/water management systems in order to prevent water from pooling along the edges of the asphalt or concrete. They will also consider your roof drainage system and ensure that it is functioning correctly by directing water away from driveway/home, and other hardscape.
Ok, now for the 3rd poor drainage consequence…pooling water and ice.
Here we go.
3) Pooling Water/Skating Rinks:
Slippery conditions from poor drainage
Here is a list of reasons water may be pooling in your yard or causing severe ice in the winter:
- An insufficient roof drainage system or lack of one: Did you know a 1” rainfall will produce .6 gallons of water per square foot of roof area? That is a lot of water to be dumping into your yard from your gutter system. Make sure you have proper gutter extensions leading this water away from the yard to avoid this issue.
- Poor Grading: If your landscape encourages water to move towards the house, instead of away, this is an issue. Remember, new construction building code calls for a 6 inch drop of elevation within the first 10 feet of the house.
- Improper Soils: If you’ve noticed ducks chilling in your swampy yard, it could be that your area experienced higher than normal rainfall. Find out what your home’s foundation was backfilled with. If proper soils weren’t used, your landscape could be holding serious amounts of water…remember alluvial clay soils can be tough.
- Low Spots: Low spots in your yard can collect water. These low spots can form from a variety of sources such as: buried debris, residue from tree removal, heavy equipment, poor soils, etc.
So, how do you go about fixing these pooling water issues?
1) Implement a proper roof drainage system applicable to your area: At this point, you understand how important a functioning roof water drainage system is. Take a look around your home to see if your roof drainage system is properly directing water.
2) Create a positive grade around your home, deck, driveway, and sidewalk: Grading is crucial. Refer to the pictures in the overview section for a visual representation.
3) Hire an expert to determine if your soils are affecting your current drainage issue: Perform a soil test to better understand the drainage situation at your home. Organic clay soils are nearly impossible to dry out. This could explain why the yard always seems to be soupy. If a soil correction is not in the budget, a structural engineer or landscape expert can provide you with other options such as retaining walls, french drains, swales, or rain gardens. .
Challenging Drainage Issues
So, you’ve skimmed through the above recommendations, but still haven’t found what you were looking for? This section will address some of the complex issues we see along with some advice on remediation
Underground Springs
These buggers are a real challenge to deal with. This has been a common issue in Maple Grove, MN and can really halt a project in its tracks. I’m just going to say it, this is not an issue you should DIY.
Do your research and get an expert on-site asap. Depending on the situation, they may suggest different forms of drain beds or exterior sumps or baskets. In most cases, a solution is available, but be warned that it could end up being a bit of a headache.
For more information, we recommend you contact a local structural engineering firm with knowledge in foundation drainage issues (not all have this background).
Low Elevation Stormwater Drainage:
Positioning of your home can make a big difference in the world of drainage. Is your neighbor’s rain/drainage water flowing in your yard? I’d be frustrated too. The answers aren’t always simple, but again you will want to get an expert on site to determine the best possible solution to your particular situation.
Common solutions may be installing drain tile, swales, french drains, or even a retaining wall.
Unless you have significant knowledge on erosion control and drainage, I would not tackle these projects on your own. How the solutions are executed is crucial to the success.
For example, using improper backfill soils for a retaining wall could result in an expensive, ineffective fix!
Example of a french drain.
If you are a member of a homeowner association, read the association bylaws. Some or all of your drainage issues may be covered by the association.
If the association doesn’t cover these particular issues, you may be able to go back to the builder. However, keep in mind that drainage codes were not very robust prior to the 1990’s. Without the codes, many properties lack water management best practices.
If this is the case, the best thing you can do is hire a professional to determine the root causes and, if applicable, speak with your neighbors about the issues and what changes they could implement to help your situation.
To Summarize Foundation Drainage Issues:
Improperly managed water can cause:
Cracked foundation.
- Cracked/bowing/crumbling foundations
- Pooling water/wet basements
- Heaving/cracked driveways & walkways
- Structural movement
- Erosion
- Icy conditions
Most of these issues can be fixed by implementing:
Downspout with extension leading water away from the foundation
- A proper roof drainage system applicable to your area.
- Grading
- Correct Soils
- Attention to landscape
- Consulting with an expert
If you have any further questions about your drainage issues, please contact Complete Building Solutions here.
