Drainage problem

[pitrack]

Hey guys, got a lady that keeps getting moisture in her basement. The only spot she is getting the moisture is along her fireplace. In the pictures you can see where the wall comes out where the fireplace is, and the spot where she is getting water in her basement is along the right side of the fireplace(as we are looking at it in the pics, where the small retaining wall meets the house) but it is actaually the left side of the fireplace when looking at the fireplace.

I have installed a couple drains and daylighted them on the side of the house to try and direct some water away from her foundation, but this did not work. She has informed me that her patio is about a foot higher than her foundation, which she did not realize when buying the house. I did not install the retaining wall, but did tear a small portion of it out when installing the upper drain and did not notice any washout underneath the patio. The patio is slopped away from the house.

All I am looking for is anymore suggestions that I could possibly try to keep the water from coming into contact with her foundation.
Sorry for the long post, thanks a lot guys.

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[Lawn Freak]

Maybe another sort of drain just on the outside of the gravel in the lawn as it appears to slope down toward the house. Not sure that would work perfect though.

[JosephLawnCare]

Put a socked drain tile, in gravel, along that bed edging (or right behind it), about 12 inches deep, and tie it into that down spout that I see in the picture. Does the back yard slope towards the house? The right way would have been to ruber water proof the poured walls, letting it all run to the outside footer drain, and then into the sump pump.

[pitrack]

Put a socked drain tile, in gravel, along that bed edging (or right behind it), about 12 inches deep, and tie it into that down spout that I see in the picture. Does the back yard slope towards the house? The right way would have been to ruber water proof the poured walls, letting it all run to the outside footer drain, and then into the sump pump.

Are the socked drain tiles perferrated(sp.)? I have this weird feeling it has something to do with the retaining wall, since the water is collecting right where it meets the house, and nowhere else in the basement. I would almost think the socked drain tile would work better if it were up against the foundation instead of by the edging, no?

[JosephLawnCare]

Are the socked drain tiles perferrated(sp.)? I have this weird feeling it has something to do with the retaining wall, since the water is collecting right where it meets the house, and nowhere else in the basement. I would almost think the socked drain tile would work better if it were up against the foundation instead of by the edging, no?

Yes, it's perforated. Anywhere before the foundation will work. Against the foundation is the best, but not necessary. The sock just keeps the pipe holes from getting clogged with crap. For sure, you need to tie it to the down spout....the water has to go somewhere! Use four inch pipe and connectors. It should only cost you about $75 in material, but I don't know your areas prices so don't use that as an estimate for the customer. Also start the pipe before the water problem, and not after. So I think you would need to start it where the retaining wall ends, but it's hard to tell from the pics. Put the pipe 6-12 inches under the grade and backfill with 57 gravel. Hope this helps you.

[pitrack]

Yes, it's perforated. Anywhere before the foundation will work. Against the foundation is the best, but not necessary. The sock just keeps the pipe holes from getting clogged with crap. For sure, you need to tie it to the down spout....the water has to go somewhere! Use four inch pipe and connectors. It should only cost you about $75 in material, but I don't know your areas prices so don't use that as an estimate for the customer. Also start the pipe before the water problem, and not after. So I think you would need to start it where the retaining wall ends, but it's hard to tell from the pics. Put the pipe 6-12 inches under the grade and backfill with 57 gravel. Hope this helps you.

I may try throwing that out there to the lady, I tied the drains I previously installed into the down spout. Do you think the water wouldn't just sort of "run" through the pipe though since it's perforated all around the pipe?

[baddboygeorge]

Your problem is run off from the patio an then its holding water in the retaining wall area of the bed what I would do is get you some channel drain like you use on driveways an at the end of the patio I would run that drain from the house to the end of the retaining wall area so when the water runs off the patio it goes into the channel drain an out away form the house.

[pitrack]

Your problem is run off from the patio an then its holding water in the retaining wall area of the bed what I would do is get you some channel drain like you use on driveways an at the end of the patio I would run that drain from the house to the end of the retaining wall area so when the water runs off the patio it goes into the channel drain an out away form the house.

That's another good idea, I thought I checked the level of the patio to see if it was angled towards the wall, but can't remember if I did or not. I will check next tim eI am there and discuss that with her also. Thanks.

[ALLPro Landscaping]

What really should be done is the foundation wall should be waterproofed, but that's not going to happen since you cant dig under the chimney footing. What I would do is start with the patio, check to see the slope, next If its just run off from the patio, at the lowest spot in the ground put a small catch basing, and do a french drain running along the chimney and along the house, run it out to the road or where most convenient. If you do the catch basing it cover the water puddling, do the french drain and you should get rid of most of the water along the surface of the house. Also where is the wall most wet, towards the bottom or towards the top

[pitrack]

What really should be done is the foundation wall should be waterproofed, but that's not going to happen since you cant dig under the chimney footing. What I would do is start with the patio, check to see the slope, next If its just run off from the patio, at the lowest spot in the ground put a small catch basing, and do a french drain running along the chimney and along the house, run it out to the road or where most convenient. If you do the catch basing it cover the water puddling, do the french drain and you should get rid of most of the water along the surface of the house. Also where is the wall most wet, towards the bottom or towards the top

I agree that the foundation should be waterproofed but the lady does not want to spend that much money anyways.

The part of the wall getting wet is at the bottom of the left side of the fireplace(when facing the fireplace inside of the house). What we see in the picture is the main level, she is getting moisture in the basement.

[White Gardens]

Tear out the wall, re-build it correctly with drainage and washed gravel.

Grade that corner around the chimney a little higher. Looks a little low for the potential amount of water that could be there.

install a drain-tile, but go deeper, I'd say three feet or so.

[pitrack]

Tear out the wall, re-build it correctly with drainage and washed gravel.

Grade that corner around the chimney a little higher. Looks a little low for the potential amount of water that could be there.

install a drain-tile, but go deeper, I'd say three feet or so.

Re-building the wall is way out of the ladies budget, however, when I tore out a small portion I saw that they did use gravel behind the wall, but I didn't see a drain pipe.

I think I will check the slope of the patio, if it's sloped towards the retaining wall, I will install a drain on the edge of the patio, and possibly re-grade the portion of the ground near the fire place to slope it towards the yard more.

Thanks for all the advice guys.

[White Gardens]

I really think the water issues are grade related.

The back yard slopes towards the house and the grade against the house doesn't hold back the water as well.

That and I'm sure that there is water moving in the sub-soil areas, creating water pressure against the foundation.

Being a newer sub-division, I'm betting the back-yard is fairly hard at the surface or at the minimum there is a hard-pan 6 inches down. That would make for a lot of water running towards the back of the house.

[hvphotog]

I would think the water problem is caused by the patio being higher than the foundation and running over the top of it and into the basement.

Can you see water marks in the basement near the top of the wall if not where does it look like the water is coming in. I would look in a heavy rain or used the house.

If it is coming over the top of the foundation that is a problem and a proper fix would be to lower the pation. Any kind of seal between the house and pation will seperate and crack eventually leading to leakage again. If this is out of her reach you will have to create some type of lip about 2 to 3 inches high along the house to keep the water from entering where patio meets house. Concrete i think pay work best with a firestone membrane behind it.
Also check the sill plate to make sure it has not started to rot.

[Danny Boy]

Might also be worth it to have a look at the chimney cap to see if there are any issues with it, sometimes water comes from above.

[pitrack]

Really it just looks like water is collecting right at the bottom of the left side of the fire place. I'm heading over today to talk to her. Thanks guys.