After more than 40 years working on residential and structural construction projects throughout Marin County, Millsap Degnan has seen firsthand how important proper drainage is to the long term condition of a property.
Water is one of those things that homeowners often do not think much about until it starts causing problems. A home may look perfectly fine from the outside, while water is slowly collecting near the foundation, moving through a hillside, or washing away soil around a retaining wall.
Marin County properties can be especially sensitive to drainage because of the variety of terrain and soil conditions throughout the area. A hillside home in Mill Valley may have very different drainage concerns than an older property in San Anselmo or a home on a relatively flat lot.
Where Water Goes Matters
Rainwater naturally follows the path of least resistance. When a property is properly graded and drainage systems are working as intended, water is directed away from the home and toward an appropriate discharge point.
Problems can develop when that path changes.
A downspout may begin discharging next to the foundation. Soil can settle and create an area where water collects. Landscaping, paving, additions, or other improvements can also change the way water moves across a property.
These changes may seem minor, but repeated exposure to water can affect the soil supporting a structure and can eventually contribute to erosion, settlement, moisture intrusion, or movement of retaining systems.
The Signs Are Not Always Obvious
Some drainage problems are easy to recognize. Standing water next to a house after a storm is a good example.
Other signs can be much less obvious. Soil that continues to wash away, a retaining wall that begins to lean, damp areas in a crawl space, or recurring moisture along a foundation can all be related to the way water is moving through the property.
In some cases, homeowners notice the result of a drainage problem without realizing that water may be contributing to it.
Hillside Properties Require Extra Attention
Drainage becomes particularly important on hillside properties.
Water moving down a slope can carry soil with it and can place additional pressure on retaining walls and other improvements. Concentrated runoff can also create erosion that becomes more difficult to address as time goes on.
This does not mean that every hillside property has a drainage problem. It simply means that understanding how water moves across the property is an important part of maintaining the home.
Fixing the Cause Instead of the Symptom
One of the challenges with drainage problems is that the visible issue is not always where the problem begins.
Water collecting beside a foundation could be related to grading farther up the property. Erosion near a retaining wall could be caused by runoff coming from another area. Moisture beneath a house could have several possible sources.
The right solution depends on understanding the property as a whole and determining where the water is coming from, where it is going, and how those conditions are affecting the surrounding soil and structures.
At Millsap Degnan, we have worked on residential properties throughout Marin County for decades, including projects involving drainage, foundations, retaining systems, hillside conditions, and structural improvements.
Pay Attention Before a Small Problem Becomes a Larger One
Most homeowners do not think about drainage until something goes wrong. Taking a little time to look around the property after a heavy rain can reveal changes that might otherwise go unnoticed.
Water should have somewhere to go. When it does not, the effects can eventually extend beyond the area where the water is collecting.
If you are seeing erosion, standing water, moisture, changes around a retaining wall, or other signs that water is not moving properly around your property, it is worth understanding what is causing it.
Millsap Degnan
Serving Marin County Since 1983
(415) 472 4244