Do I Need Foundation Drainage Around My House?

August 3, 2023

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do I need foundation drainage

Many homeowners wonder if they need to install foundation drainage, also known as a French drain, around their houses. This system collects water and redirects it away from the foundation. Foundation drainage can prevent wet basements, cracked foundations, and other water damage. However, it's not necessary for every home.

Do I need foundation drainage? Here's what you need to know about foundation drainage systems and whether you should get one installed around your house.

What Is Foundation Drainage?

Foundation drainage, or a French drain, is a system that captures water and redirects it away from your home's foundation. It consists of perforated pipes or tubes installed around the foundation footer. These pipes are placed in a gravel trench and covered with soil. As water seeps down toward the foundation, it enters the pipes through the perforations instead of pooling around and seeping into the foundation. The pipes then carry the water away downhill and deposit it in a storm drain, dry well, rain garden, or other area.

How Does Foundation Drainage Help?

There are several ways that proper foundation drainage protects your home:

  • Prevents wet basements: Foundation drainage intercepts rainwater and groundwater before it ponds around the foundation and seeps into basements. This keeps basements drier.
  • Avoids foundation cracking and damage: Standing water around foundations puts hydrostatic pressure on foundation walls and floors. This can cause cracks, bowing, and other structural issues over time. Drainage relieves this pressure.
  • Reduces moisture and mold in basements: French drains help make basements drier and less humid. This prevents mold growth and a musty smell.
  • Extends the life of your foundation: Keeping foundations dry helps prevent deterioration and damage. Proper drainage maximizes your foundation's lifespan.
  • Maintains value: Dry, structurally sound foundations keep your home's value up through resale. Poor foundations can lower property values.

Do I Need Drainage Around My House? Here are the Signs

How do you know if your home needs French drains or foundation drainage? Here are some signs it may be time to have this system installed:

  • Your basement is frequently damp or leaks water.
  • White powdery efflorescence is visible on foundation walls. This indicates water seepage.
  • You notice cracks, bowing, or other structural issues with the foundation, especially after heavy rains.
  • Your basement has a musty, moldy smell.
  • Gutters and downspouts aren't directing rainwater fully away from the house.
  • The ground slopes back towards the house on one or more sides.
  • Your lot has compacted soil that doesn't absorb water well.
  • Trees and shrubs are planted too close to the foundation.

If you notice any of these issues, consult with a drainage contractor about waterproofing options.

waterproofing and drainage materials for a house foundation

When Should You Have Foundation Drainage Installed?

The ideal times to have foundation drainage added are:

  • During new home construction: Putting drainage in during the building process is convenient and prevents future issues.
  • During foundation repairs: Tie drainage installation into other foundation waterproofing projects.
  • After purchasing an older home: Drainage brings old foundations up to modern standards.
  • At the first sign of a wet basement: Don't ignore leaks or moisture! Take care of it before it causes structural damage.
  • When updating landscaping: Work drainage into landscape upgrades.

Also, consider adding drainage if you have gutters that empty too close to the foundation. Relocating downspouts so they extend at least 5 feet from the house is recommended.

Components of a Foundation Drainage System

A typical drainage system consists of these elements:

  • Footing tiles/drainage tiles: Perforated plastic pipes that run around the foundation footer. These capture water and provide a channel for it to drain away.
  • Drainage board: Plastic sheets placed against foundation walls to direct seepage downward. These may have built-in footing tiles.
  • Gravel backfill: Loose gravel that fills the trenches around drainage pipes, facilitating drainage.
  • Filter fabric: Placed between the soil and gravel to prevent soil from clogging gravel.
  • Downspout extensions: Long lengths of pipe that carry roof runoff well away from the foundation.
  • Drain manifold: Solid pipe that collects water from footing tiles and routes it to an outlet.
  • Sump pump: Pump installed to eject water if drainage doesn't naturally flow downhill. It pumps water up and away from the house.
  • Pop-up drain emitters: Outlets that allow water to exit the system in remote areas.

Where Does the Water Go?

Foundation drainage systems work by carrying water away from the foundation and discharging it elsewhere on your property. The outlets depend on your lot:

  • Downhill slope: Ideally, pipes deposit the water in a lower part of your yard. Grading should slope drainage away from the house.
  • Nearby storm drains: municipal storm drains and street gutters make convenient outlets. Just make sure the city permits this.
  • Dry wells: Gravel-filled pits that allow the water to gradually soak into the ground.
  • Rain gardens: Shallow, planted depressions designed to absorb runoff.
  • Drainage swales: Channels lined with stone or plants that move water away from the foundation.

Where should a foundation drain be located? Work with the drainage contractor to utilize one of these options appropriate for your property.

Foundation Drainage Costs

Adding drainage around an existing house costs $5,000 to $20,000 on average, depending on factors like:

  • System length – More foundation footage costs more.
  • Excavation needs – Hand digging around mature landscaping costs extra.
  • Pumping method – Sump pumps add expense.
  • Foundation depth – Deeper foundations are pricier to drain.
  • Materials – Drainage board, gravel backfill, pop-up emitters, etc.
  • Contractor rates in your area.

Installing basic drainage during new construction averages $5,000 to $10,000. Advanced systems with sump pumps cost $10,000 or more.

Can I Install Foundation Drainage Myself?

It's possible for handy homeowners to DIY basic French drain installation around their foundations. However, it's critical to follow building codes and get it right. Have the foundation marked before digging, determine outlet options, calculate the correct pipe slope, and carefully install the gravel, filter fabric, and pipes.

For most homeowners, hiring a professional drainage contractor is worth the cost. They have the expertise to handle existing landscapes, structural obstacles, and trickier installations. DIY mistakes can lead to soggy basements, flooded yards, and structural foundation damage. Play it safe and consult the pros.

drainage affected by foundation leveling

Maintaining Your Foundation Drainage System

Like any home system, foundation drainage needs occasional maintenance to keep working properly:

  • Inspect the discharge area seasonally. Clear any debris clogging outlets.
  • Check sump pumps every year and clean or repair as needed.
  • If you have pop-up emitters, make sure water flows out during rains.
  • Ensure downspouts and extensions aren't leaking or misdirecting water.
  • Clear any soil, mulch, or plants covering foundation drain pipes.
  • Address any new cracks in foundations or water entry points.
  • Plan to replace drainage gravel every 10-15 years.

With periodic care, a properly installed system will protect your foundation for decades!

Do I Absolutely Need Drainage?

Foundation drainage is a smart investment to protect your basement, retain foundation integrity, and boost home value. However, it isn't an absolute requirement for every home. Here are instances when you can potentially skip installing a French drain system:

Newer Home With Proper Grading

If you have a recently built home (within the last 20 years or so), it likely already has drainage tiles built into the foundation footer. Check with your builder or review the plans. The grounds around your home should also slope away from the house on all sides to facilitate runoff. If built to modern codes, the system may be adequate without adding more drainage.

Homes On Sloped Lots

A house situated on a hill may drain naturally without footing drains. Runoff can flow downhill and away. Just make sure heavy rains don't create erosion issues. Proper grading, landscaping, and downspout direction are still important. But you may skip buried drainage on a sloped property.

Dry Climate Areas

In arid regions that receive little annual rainfall, excess foundation moisture isn't usually an issue. While a French drain offers benefits, the cost may outweigh the risks depending on your climate. Evaluate your conditions and consult local foundation experts.

Small Foundation Repairs

If you only notice minor foundation cracking or moisture, targeted repairs may be sufficient. For instance, sealing cracks, improving downspout direction, and regrading around the house may fix minor problems, and no drainage is required. Monitor conditions to see if issues persist.

professional french drain installation

Still Unsure and Wonder Do I Need Foundation Drainage? Get An Inspection

When in doubt about whether you need foundation drainage, have a professional inspection done. A drainage contractor or civil engineer can assess your property's layout, soil, slope, roof runoff path, gutter system, and other factors. They can then recommend the right solution for your home's needs. Consider an expert assessment to determine if French drains are worth the investment.

Conclusion

Having an effective foundation drainage and waterproofing system brings valuable protection against wet basements, mold concerns, and foundation damage for any home. While new construction includes basic drainage, older homes often lack proper water management. Signs like a frequently damp basement or cracks in your foundation are reasons to consider adding French drains. Work with a knowledgeable contractor to design the right system for your property's layout and conditions. With professional installation and periodic maintenance, foundation drainage can preserve your home's integrity for many years to come. Protect your most valuable investment with proper foundation water management.

About Better Foundation Repair Corpus Christi

Our Better Foundation Repair Corpus Christi team has over 20 years of experience. We offer skilled contractor services for residential and commercial customers. Please call (361) 480-0823 to get a zero-cost inspection and estimate.

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