Drainage Problems in Pinole
Drainage Issues in Pinole 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.Â Driveway drainage problems in Pinole may include water getting into the garage, into the home, and unwanted puddles on the concrete driveway.Â If you notice signs of drainage problems in your Pinole property, we will be pleased to come take a look at it, with no cost or obligation.Â Just give us a call at (510) 215-3636 to set up a free inspection.
Drainage construction in Pinole often involves drainage design in order to protect basement from flooding, dry out wet crawlspaces, avoid mud slide, protect retaining wall,Â and stop the yard from flooding.Â 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.Â Â 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 itâ€™s way to appropriate storm drains.
As competent drainage contractors we offer a free inspection in Pinole, provide advice on drainage design, provide an estimate or bid for your drainage job, perform the work quickly and efficiently, with minimum intrusion on your lifestyle.Â Most drainage problems are too much for the do it yourself project.Â They often involve structural design, concrete pour into wood forms, underground drainage, and more.
Actual drainage job completed in Pinole:
Here is one of many examples of a drainage construction project we completed on Paloma Street in Pinole:
Enclosed is a copy of the recent floor level survey done at your home showing it to be 6.7 inches out of level.
We will construct approximately sixteen 18 inch diameter piers and haunches along the left, front, and right sides of your home, and front, right, and rear sides of your garage. The estimated depth per pier is 20 feet. We will then lift the existing foundation off of the new piers as much as we can to bring the floors to within approximately 2 inches of level. We will remove the wood underpinning blocks and replace them with adjustable steel jacks. We will remove and not replace portions of the perimeter concrete walks and patio as necessary. All work to the utilities will be done on a time and materials basis. No stucco, drywall, or other cosmetic work is included.
Another option is to cosmetically lift the above-mentioned areas of your home to achieve the same effect, although will have no resistance to future settlement.
We will record the differential elevations of your home on a rough plan before leveling and after leveling so you have a record of what was done.
Your home and garage will be leveled from its existing foundation and no additional foundation work is included in this recommendation.Â As the house is raised, a crack will appear between the top of the foundation and the framing.Â We will grout this crack as necessary, with a high strength non-shrink grout, to support the house but it will be visible and will need additional cosmetic work later which is not included in our estimate.
We will replace the wood underpinning blocks with adjustable steel piers and extend the foundation bolts as necessary to provide anchorage.Â If the foundation bolts are missing or for some reason cannot be extended, we will secure the frame to the foundation with another method suited to the particular construction of the building.
We will construct a drainage system along the entire rear and left sides, and a 12 feet long portion of the front side of your home.
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 across the front yard and across the driveway to the street.
We will cut the driveway and sidewalk, install a drain pipe under the sidewalk and through the curb to discharge into the gutter, and repair the concrete.
We will remove and not replace the concrete walk along the rear and right sides of the house as necessary.
Call Ward Construction today.
In Pinole we specialize in drainage.