Drainage and Foundation Waterproofing Project in Kensington, CA
Location: Kensington, CA
Problem: Surface and subsurface water collecting near the home and garage foundation
Services: Drainage system installation, catch basins, downspout drainage and foundation waterproofing
Solution: Perforated foundation drain, solid roof-water drain, two catch basins, foundation waterproofing and downhill discharge
The Problem: Managing Water Around a Kensington Home and Garage
Water moving toward a home instead of away from it can create a variety of problems, particularly on sloped properties like many of those found in Kensington and the surrounding East Bay hills.
At this Kensington home, drainage improvements were needed around the front of the house and garage. The project involved managing both surface water and subsurface water, as well as runoff coming from the home’s roof downspouts. The goal was to collect that water before it could accumulate alongside the foundation and provide a controlled route for carrying it away from the house.
Because the property slopes downhill toward the rear yard, Ward Construction was able to design the drainage system to take advantage of the site’s natural grade and discharge the collected water farther downslope.
The Solution: A New Foundation Drainage System
Ward Construction installed a drainage system extending along approximately eight feet of the front of the home and another eleven feet along the garage foundation. The system used two separate pipes installed within a rock-filled trench.
A perforated drainpipe was installed to collect subsurface water alongside the foundation. A second, non-perforated pipe was used to carry water collected from the roof downspouts. Two existing downspouts on the right side of the house were connected to the new drainage system.
The perforated drainage pipe was installed below the basement slab elevation and pitched toward the discharge point so water could move by gravity away from the home. It was placed in a gravel bed and surrounded by drain rock wrapped in filter fabric to help keep soil and sediment from entering the system. A clean-out was also included so the perforated pipe can be tested or cleaned in the future.
Collecting Surface Water Before It Reaches the Foundation
Subsurface drainage was only part of the solution. The project also included two F8 catch basins with cast-iron grates to capture surface water.
One catch basin was installed near the front corner of the garage, while another was installed in the front yard. These drains provide collection points for rainwater flowing across the property before it can settle alongside the house or garage.
Where installation required disturbing existing surfaces, Ward Construction removed and replaced portions of the driveway concrete and flagstone as necessary.
Waterproofing the Foundation
Since the drainage work required excavation alongside the foundation, the project also provided an opportunity to add another layer of moisture protection.
The exposed foundation along the drainage trench was waterproofed using two coats of asphalt emulsion reinforced with fiberglass mesh. Combining foundation waterproofing with improved drainage helps address the problem in two ways: reducing the amount of water accumulating next to the foundation and providing additional protection against moisture that does reach the foundation wall.
A Drainage System Designed for a Sloped Kensington Property
Drainage problems in Kensington can be highly property-specific. Hillside and sloped lots can direct both surface runoff and underground water toward foundations, garages and lower portions of a home. Roof runoff can add substantially more water if downspouts aren’t connected to an effective drainage system.
For this project, the completed system collects surface water, subsurface water and roof runoff, then directs it toward a downhill discharge point in the rear yard.
By looking at all three sources of water together rather than addressing just one wet area, Ward Construction was able to create a more comprehensive drainage solution for this Kensington home.
Having Drainage Problems at Your Kensington Home?
Standing water near your foundation, water collecting around a garage, overly wet soil, basement moisture, or downspouts that discharge too close to your house can all be signs that your property’s drainage could be improved.
Ward Construction designs and installs drainage systems for homes throughout Kensington and the East Bay, including foundation drainage, catch basins, downspout drainage, waterproofing and other solutions designed around the conditions of the individual property.