Drainage Problems in Oakland
Drainage Issues in Oakland show up as water getting into your home or building, and can cause basement flooding, wet crawlspaces, mold, landslides, mud in the yard, and flooding or pooling of water in the yard. Driveway drainage problems in Oakland may include water getting into the garage, into the home, and unwanted puddles on the concrete driveway. If you notice signs of drainage problems in your Oakland property, we will be pleased to come take a look at it, with no cost or obligation. Just give us a call at (510) 215-3636 to set up a professional estimate.
Drainage construction in Oakland often involves drainage design in order to protect basement from flooding, dry out wet crawlspaces, avoid mud slide, protect retaining wall, and stop the yard from flooding. Water under a house or home can be very damaging, causing mold, bad smells, mildew, and dry rot. Drain repair and drainage repair may involve installation of French drain or French drains, and sometimes it is necessary to install sub drains, and a catch basin and sump pump to divert water from low areas under a home. Rain water and storm water should run off the roof through gutters and downspouts, onto concrete tile or through grates then into the French drain, through piping and find it’s way to appropriate storm drains.
As competent drainage contractors we offer a professional estimate in Oakland, provide advice on drainage design, or bid for your drainage job, perform the work quickly and efficiently, with minimum intrusion on your lifestyle. Most drainage problems are too much for the do it yourself project. They often involve structural design, concrete pour into wood forms, underground drainage, and more.
Actual drainage job completed in Oakland:
Here is one of many examples of a drainage construction project we completed on 59th Street, in Oakland:
We will provide temporary support as necessary, and remove and replace the entire perimeter and interior foundations and interior pier supports. The new foundations shall conform to the UBC standards for a 2 story home. On top of the new foundations we will secure a pressure treated sill with 5/8 inch anchor bolts spaced every 32 inches. We will re-level the floors above the new foundations to match the elevations at the 2 fireplaces as much as we can. No work to the porches or stairs is included. All work to any utilities will be done on a time and materials basis as necessary.
We will surround the perimeter foundation with a drainage system that will discharge to the street.
The drainage system consists of two pipes in a rock filled trench.Â One is perforated, to collect sub-surface water and the other is non-perforated, to collect water from the roof downspouts.Â At the upper end or start of the perforated pipe, a clean-out will be provided so the pipe can be tested or cleaned as necessary.
The minimum depth for the perforated pipe will be below the grade of the soil under the house and both the perforated and non-perforated pipe will fall at least 1/8 inch per foot for the total length of the system to the point of discharge.
The perforated pipe will be installed on top of a bed of gravel, two inches deep, with the perforations pointed down.Â The trench will then be then backfilled with drain rock.Â The rock we recommend is Class I, Permeable Type A drain rock per the California State Specifications.Â The drain rock is clean gravel that varies in size from 1/4 to 1/2 inch.
The trench will be a minimum of 12 inches wide.Â This permits a four inch blanket of rock on each side of the four inch perforated pipe.
The system will discharge into a sump, from where the water will be pumped to the street.
The pump we will use is a high quality 1/3 H.P. 115 volt submersible with a 1 1/4 inch discharge.Â The performance rating is 42 GPM at a head of 10 feet.
A check valve will be installed in the discharge line to keep water from running back into the sump when the pump turns off.Â The pump does not pump the sump dry and there will usually be water standing in the bottom.
The installation will be made so that it will be as easy as possible to service or replace the pump when this becomes necessary
We will remove and not replace strips of the concrete patio, driveway, and walks as necessary to do the work. We will replace any of the above concrete at a cost of $10 per square foot.
No cosmetic or rot repair is included.
We will grade the sub-area level and place a 4 inch concrete slab over its entirety. The slab will have steel reinforcing bars placed every 18 inches in 2 directions.
We will excavate the sub-area an additional 4 inches and install sub-base and a moisture barrier.
Call Ward Construction today.
In Oakland we specialize in drainage.