Drainage Problems in Ross
Drainage Issues in Ross 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 Ross 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 Ross 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 Ross 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 Ross, 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 Ross:
Here is one of many examples of a drainage construction project we completed in Ross:
We will replace all the wood underpinning posts located in the sub-area of the home with adjustable steel jacks, and adjust the interior floors as much as we can.
We will lift the entire front and left sides of the residence, as well as portions of the right and rear as much as we can to bring the home to near the elevation at the fireplace. Front or side porch demolition will be done on a time and materials basis. We will remove the top band that surrounds the porch roof support columns, detach the posts, and lift the porch roof off of the columns as necessary. No re-attachment is included.
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 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 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 a 16 feet long portion of the left, and the entire rear and right sides of the residence. We will continue the system along the two sides of the basement that are adjacent to the sub-area as well.
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.
We will waterproof the basement foundation walls with two coats of asphalt emulsion and fiberglass mesh.
The system will be collected 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. Electrical outlet by others.
We will cut the sidewalk, install a drain pipe under the sidewalk and through the curb to discharge into the gutter, and repair the concrete.
We will install a 12 inch catch basin with a cast-iron grate in the low area of the driveway in front of the garage, and connect it to the system. We will connect the downspouts located along the front side of the residence and run them either directly to the street, or to the sump.
No flagstone or brick replacement has been included.
Call Ward Construction today.
In Ross we specialize in drainage.