The Problem: Managing Water Around an Older Home

Water that collects around a home’s foundation can lead to a variety of concerns over time, particularly in older East Bay homes where drainage systems may no longer perform as intended.

As part of this project, Ward Construction completed a floor level survey that found the home to be approximately 0.8 inches out of level overall. While additional comparative elevation measurements were available as an option, the primary focus of the proposed work was improving drainage around the home’s foundation to better manage groundwater and roof runoff.

The Solution: A Complete Perimeter Drainage System

Ward Construction designed a drainage system that extended around the entire residence with the exception of the garage.

The system consisted of two separate drain pipes installed within a rock-filled trench. A perforated pipe was installed to collect groundwater moving through the surrounding soil, while a second solid pipe was designed to carry water collected from the home’s roof downspouts.

Separating these two water sources helps improve the efficiency of the drainage system while providing comprehensive water management around the home’s foundation.

Installing a Sump Pump System

Rather than relying solely on gravity drainage, the project collected the water into a sump basin, where it would be pumped safely away from the home.

Using a sump pump allows water collected around the foundation to be discharged even when site grading does not provide enough natural slope for gravity drainage alone. This approach is commonly used on properties where dependable water removal is critical during heavy winter rains.

Creating a New Discharge Route

An effective drainage system requires not only collecting water but also providing a safe location for discharge.

For this project, Ward Construction cut through the existing sidewalk, installed a drain pipe beneath the sidewalk and through the curb, and discharged the collected water into the street gutter. After installation, the disturbed concrete was repaired to restore the surrounding hardscape. The project also included obtaining the required building permit before construction began.

Built for Long-Term Drainage Performance

The drainage system was constructed using installation methods designed to promote long-term reliability.

The perforated drain pipe was installed below the soil beneath the home and pitched toward the discharge point to encourage gravity flow into the sump basin. The pipe was placed on a gravel bed with perforations facing downward, surrounded by clean drain rock and installed within a trench approximately 12 inches wide. A clean-out was also included at the upper end of the perforated pipe so the system can be inspected or cleaned if needed in the future.