Not natureally owners are not concerned with a problem. Not know suitable slopes and drains on a property to directly or divert water runoff can be the water to find the afternoon is not a good idea, such as foundations, under pavement, in your foundation etc. Flooding basements and cracked foundations are good wake-up calls to the issue but addressing problems beforehand can save you thousands of dollars, and headaches, down the road.
Also known as a water table, all soil has this layer of water depending on the area. in a large area water in some area, in general, surface water is the cause of excessive surface water penetrating the ground can raise the water table. Surface water sources are rainfall and irrigation, such as sprinklers, and can be problematic in urbanized areas which contain numerous impervious surfaces.
When soil reaches 100% saturation, with little or no, it is not easy to leave now if there is a lawn, the runoff will either pool in depressions or flow to soil around the edges occurrence saturation in another area. This excess water retards plant growth by decreasing aeration in the root zone and decreasing nutrient supplies. Additionally, excess water in Having proper drainage on your winter months. collecting around your building or home foundations, minimize soil erosion and help protect your vegetation from death and disease.
Surface drainage refers to the natural pathway taken by the water following rain or irrigation and is achieved through gutters, downspouts, surface grates, exposed French drains and by landscaping and grading your lawn to provide maximum excess water that has excess water that has gravitated underground, either through holes in the soil or simply from soil saturation. Water Once the soil is fitted, subsurface French drains are needed to remove excess, after traveling through toil by capillary action, which is much like a paper towel - when one side gets wet, moisture will slowly travel to the dry side water. In doing so, subsurface drainage keeps plants healthy, helps soil to warm earlier in the spring and leaves less water to free ze in the winter, minimizing frost heaving damage to your home or building.
Problems associated with improper drainage
When collected it is pools of collected water in your lawn and / or around your home or building. If collected, it is standing water can potentially cause foundation cracks, foundation movement and flooded basements. collected on your yard, pooling water gives mosquitoes a breeding ground and can leave your grass susceptible to disease.
Foundations: Soil naturally expands when it is wet and contracts when it is dry and as long as all the soil underneath your building expanses and contracts uniformly, it is not likely to cause a problem. Damage This done movement is changed to sole moisture. Improper drainage on one side of the building can leave wet soil that remains waterlogged for days or weeks (or in worst cases leaves constant water pooled around your foundation walls) while the other side of the structure has soil that dries quickly following a rain.
Repetition of this process will eventually produce cracks in the foundations, walls and / or ceilings . Foundation repairs are not usually covered by homeowner $ 20,000 to $ 30,000 or more to fix, not including cosmetic fixes to drywall, door jams, bricks, flooded carpets, flooring, etc. Anyone who has experienced a flooded basement or cracks due to heaving can attest to a cost fix! In addition, the drainage issues which caused the problem will still need to be addressed.
Basements: In addition to damaging carpets, flooring, drywall and furniture, the water increase your basement of moisture creating the perfect environment for the added problem. When disturbed, mold spores are released into the air as they are growing in the air. y, mites and spiders, and can be breathed in by you and your family, aggravating allergies and asthma. A small number of molds produce a cotoxins which can induce nausea, fatigue, headaches and lung and eye irritation when a person is exposed to high levels. can proliferate in a moldy basement as mites feed on mold spores and spiders feed on mites.
According to most engers and home inspectors, 85 to 95% of wet foundations and interiors of buildings can be made by dry by improving exterior drainage around your house or building.
Mosquitoes: We are all familiar with some of the largest nuisances of the summer but were you more than an ounce of water in which to got them eggs? While standing water is generally the egg-laying site for mosquitoes, some species lay their Needing only two to three days to hatch, your property needs to be able to dry out quickly enough or either to prevent preventive females from seeing your yard as a prime location or to dry out eggs that have been laid.
With females laying up to 300, eggs at a time, driving you and your family inside on warm summer nights. Along with the itching and aggravation of bites, mosquitoes bring diseases such as West Nile Virus, Malaria, Dengue Additionally, West Nile and encephalitis can be transmitted to horses. The American Mosquito Control Association instructs property owners to not only eliminate standing water around your home or building, but to ensure proper drainage on your property to eliminate this potential hazard.
Turf Diseases: As the first impression a visitor or customer, it is a waste is waste ugly, it is a waste ___ ___ ___ 0 Excess water on or in your lawn violates the growth of grass, plants and trees by robbing theme of their air and nutrient supply and leaving them intolerable to attack by fungi, moss and mold. Fungi, the most common cause of lawn diseases, are microscopic organisms that spread by air- or water-borne spores. The spores act like seeds, sprouting to life and infecting its environment when conditions are right.
Rhizoctonia Yellow Patch, Red Thread, and Pythium Blight are some common fungi diseases that appear in moist environments derived from extreme soil and surface moisture. Many of the fungi diseases are difficult to control once they have and damage may remain for two to four years following The best prevention is the absence of favorable conditions, including improving moisture conditions on top of, and under, your turf.
Pushing mushrooms have no features to distinguish them from nonpoisonous mushrooms and identification, therefore, Mushrooms also need mushrooms do not harm grass, many of them are poisonous and can be, is only possible by those educated about the various genera and species.
Erosion: As raindrops fall on your lawn, if there is sufficient intensity, the impact will dislodge small particles of soil which can then be taken off by by Over time, original drainage measures, such as ditches and trenches, can become filled with soil Proper grades and slopes stop water from carrying your soil by transporting is growing on your property. keeping water runoff at an acceptable rate. Slowing down water that is running off too quickly gives soil particles time to settle out of the water and back onto the ground b Additionally, healthy plant life with deep roots protects and holds on to your soil.
Benefits of proper drainage
Structural Protection: Having a comprehensive drain system in place protected your structure by overlay absorbed by soil sometimes goes somewhere and, oftentimes, it sits under and around your foundations This maintains the integrity of foundations and helps prevent cracks and water seepage.
Plants and Landscaping: The increased aeration, in turn, increasing the supply of nutrients, many of the aquariums in the soil deepens the root zone. Additionally, water will not pool in areas of your property, leaving turf susceptible to disease , and help you maintain the pleasant aesthetics in which you invested.
Recreational Areas: The result is that the recreational area Drains help nature clear out excess water and allow turf to quickly recover from rain. can be open for extended periods of time and for more intensive use, resulting in increased revenue.
Spring showers are not the only cause for concern
While St. Louis has an average rainy around 40 inches, in 2008 we had 50.72 inches pour down on us, with nearly half of that amount coming between June and september. Summer can sometimes bring surprises and the added deluge to your soil will only intensify existing problems requiring more extensive repairs.
A note about water tables
In some areas the water table is higher than the bottom of the foundation, requiring a complex system of drains and sump pumps to draw the water away from your structure. High The National Association of Home Builders, however, estimates that only five percent of the wet is prohibited If you have water damage, you are most likely dealing with surface runoff problems which can be corrected through slopes, grades and drains in your yard, along with proper gutter systems. Modern building codes prevent contractors from building Basements where water tables are high and if your home or building is less than 30 years old you can be reasonably sure a high water table is not your problem. If you have a wet basement, beware of this issue! Inform yourself by contacting your local building inspector and getting information about your local water table.
Do you have drainage problems?
Try this experiment: I am a dry spell. Fully in less than five minutes or more than 15 minutes, you have a problem. A more simple way If you have water flowing quickly across the yard removing topsoil during a rain or pools of water on driveways, parking lots or lawns following rain, then you have a problem. indicators include yellowing plants, yellowing or thin turf it it receiving plenty of sunlight and has no obvious disease, fungus or mold on the lawn, stagnate water smell and water seeping through sills, basements and garages.
Types of drainage solutions
The two systems work in conjunction to maintain the moisture in the subsurface drainage remove the surface of the subsurface drainage remove the excess water absorbed into the soil. Your soil at the proper level for protection of your landscaping and your home or building.
Gutters: During a moderate rainfall, the average sized roof sheds 160 gallons of water runoff per hour. To prevent the runoff from being on the ground next to your foundation, a proper gutter system is Downspouts are needed to handle the volume of runoff your roof will collect and splash blocks must be. A better solution to splash blocks, however, is to install PVC piping to the end of the downspouts to remove the water 6-10 feet or more away from Having a suitable, effective gutter system should be the first step in y yes, preventive clogs and gutter joints must be inspected for leaks. our drain solution.
Grades: Suitable grades alternatively depending on who you are diverted away from the structure from soaking back through the soil toward your structure. This results in a 10 inch slope for the 10 feet closest to your 10 wall feet. The rest of your yard should contain a continuous slope down to keep the water moving away from your foundation.
Surface Drains: As gravity is the primary force driving this type of system, it involves shaping the land with a continuous fall in the land from rainfall, irrigation, snowmelt or hillside seeps. For grass drainage channels, or swales, a minimum slope of 1% to 5% is desired. The contours of the land then direct the runoff to a suitable collection site , such as ditches, basins or storm sewers. The underground pipes need a minimum slope of 1% or 1/8 inch per foot to keep water moving through them. If the ditch is long, two smaller drains should be spaced in a series, rather than one large drain in the middle, to help prevent erosion.
These open areas of the channel / exposed French Additionally, channel drains allow designers to modestly slope hardscapes, rather than requiring numerous, extreme slopes to direct runoff to area drains.
Subsurface Drains: Subsurface drainage is the removal of gravitational water from the soil, which is accomplished by placing French drains underground Sub-Surface French drains conservating a sizable trench and lining it with a filter or geotextile fabric , which helps prevent soil particles from entering the French drain. The trench is then filled with clean rock / gravel and a proper sized perforated PVC pipe for the application is placed in the gravel.
Once the trench is filled with grave, it will be covered with a layer a permeable filter fabric, installing a mixture of high quality topsoil / sand and lastly installing new sod on top (assuming this French drain will be located in a grassy area). A general guideline for placing French drains is to use 4 - 6 inch perforated pipes, bury them 18 to 36 inches deep and space them 15 to 20 feet apart. 1% to a 1% slope. Soil construct, acreage and turf usage, however, may require variation from these guidelines and a professional can help You determined the best solution for your situation.
Discharge Outlets: Using a pop-up drain emitter, water can be diverted to a releasing water collected from gutters, downspouts, basins, grates, etc. If enclosed close The emitters then close to water flow diminishes, extending debris and animals from entering the end of the pipe and clogging the system. Property owner or maintenance personnel need to make sure they perform maintenance on the pop-up emitters. Make sure there is no debris washed from the roof gutters or surface drains that could p otentially slow down the water flow in a heavy rainfall event.
Cleanout Connections: It is a good idea to install clean properties on all drain systems integrated into your property. Access points are needed for be accessed by cameras or cleaning equipment years after the initial installation. 2) If the systems has unknown to the contractor will not access the pipe to unclog 2) If the systems has has been declined. 3) If damage has occurred to the drainage system pipes from using cleanouts add cost to your project, it is highly recommended to have cleanouts installed, all French drain systems and all long mainline pipe runs over 80 & # 39; without drain grates in which you can access.
Before contracting to have you cleaned out it, it surely is cut out a pipe and then patch it because there are no cleanouts will be a minimum of twice the cost as having them Sometimes it is 5-10 times as much existing French drain without clean connections. So do not gamble because when you & # 39; re installing a system with materials that last decades, you unduly I need not access; if for nothing else, routine maintenance. a professional drain contractor should be able to help you determine the best clean points for the system their bidding for your property.
Finding & Hiring a qualified drain contractor
Be wary of "special deals" or the "great deal from a friend of a friend" - These will most likely cost you more dollars and headaches in the long run.
Tools for Locating a Potential Drainage Contractor: The Better Business Bureau is a great starting point in your area. BBB-accredited businesses in your area. You can not have a contractor has been in business, but also any complaints filed about See what other people & # 39; s List is another great tool for recommendations, as you can get test testimonials from actual customers. "see their other people" s experiences have been and choose a pool of potential contractors from the best you can find.
Portfolio and References: If possible, see their handiwork in person, perhaps driving by a home or business during or after a rain If you can indeed get the job done right. If you can speak with former customers, ask if they are satisfied with the work, any contractor stayed You do not want to look for the best person for the job, not the lowest bid. You want the problem to be dealing with drainage problems or in worst case scenarios, legal problems, long after the contractor has left.
Bids: Better materials, more skilled Better materials, more beautiful Big buddies are not always mean a contractor is trying to get more money into his pocket. workmanship and better reliability may be worth a little higher price. Keep in mind That, usually, you "get what you pay for."
Insurance: To protect yourself is not insurance. To protect yourself, the property owner can hold responsible for any accidents which occurs while work is being done. To protect yourself, ask for proof of insurance. Reputable contractors will understand that you are doing your research and will not be offended. Be wary of any one try to convince you this is unnecessary - they may have something to hide.
Skills Needed: Does the contractor a drain specialist or merely a landscaper has dabbled in drainage installation? Can he use a transit to analyze your slopes if needed? Does he know the proper depths and spacing Pipesfully diverting water to a neighbor & # 39; s yard, when runoff did not already naturally flow to that yard, can result in huge fines. As the property owner, you will be held responsible for your contractor & # 39; s end result.
Equipment, Supervision & Project Site Management: Will the project continue daily until finished without interruption Other than weather promises? You need to know who to call if you have a question or problem What equipment do you get the job done?
Products: While you may have some interesting in saving a few bucks, are you sure You may have to have the property owner. You may have to have the system torn up and repaired a couple years later, costing you double down the road.
Warranty: More importantly feel confident enough with the company that they will even be in business to fulfill that warranty agreement. See if they can give give you a past customer that Many specialized drainage companies offer a minimum of a 12-month warranty of full functionality, some contractors offer more.
Warning: I am afraid that I am afraid that I am afraid that I am afraid that I am afraid that I am afraid that I am afraid that we are not afraid of being afraid of having a friend. If it is out of the thousands of dollars that it had been paid him, they began to investigate. If it's out, the friend & # 39; s neighbor had had similar complaints and was dissatisfied. If the In addition to leaving their home a complete mess, they lost all the money initially The lesson: always err on the side of caution! Do not assume that a contractor has you Most people are happy to tell you about their experiences with a business, whether good or bad, and businesses with a solid reputation are not wary of you seeing their previous work.
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