When it comes to serious (read “expensive”) problems with a house, drainage is near or at the top of the list. It is interesting that an issue so common is also something that most buyers and sellers overlook. Now, during the rainy season, is the best time of the year to investigate drainage.

A house that is built on or in front of a hill is more vulnerable; however, homes on flat lots can also have problems. Water flowing against or under a house can eventually cause damage. In the worst cases, a foundation can be severely undermined and rotated. Over time, the structural integrity of a house could be compromised.

Common in older homes

When I began in real estate, I was intrigued to find that so many homes, particularly older ones, have drainage concerns. It also surprised me that some houses with drainage problems actually had a drainage system in place. Unfortunately, many of these older properties have drainage pipes made of individual pieces of terra cotta tile. Over the years, tree roots and soil accretion have rendered these systems ineffective.

I suggest buyers read the seller’s Transfer Disclosure Statement early in the process. They should look for any mention of drainage, water or moisture problems. I cannot overemphasize how important this is.

Clues

The signs of possible drainage problems are not difficult to identify: mold and mildew in and under the house, including walls and baseboards; a home that smells musty, dank and damp; standing water in the sub-area; moist soil or concrete; large foundation cracks and/or white powder (water action causing lime to leach out) on the foundation; settling floors and out-of-plumb doorways; numerous deep and/or wide cracks in ceilings and walls; warped or puckered wood floors (may be hidden by carpeting); downspouts that release water next to or near the foundation rather than being led away with drainage pipes; an unusual amount of cracked and settled concrete  and pavement around the property, including driveways; severe tilting of retaining walls. Of course, just because a home has some cracking and settling does not necessarily mean it has drainage problems. It is important, however, to pay attention to the signs.

Hire specialists

What should you do if you, as a buyer, your agent or home inspector see indications of improper drainage? Assuming you have a standard inspection contingency in your purchase contract, I would urge you to hire a licensed contractor or engineer who specializes in drainage to do an additional inspection. The cost of this inspection could save you tens of thousands of dollars. Hire an expert and get a detailed, written report. You should also get an estimate of how much it may cost to install a suitable drainage system.

What if you are a homeowner who is not planning to sell? If your property shows signs of poor drainage, I recommend that you hire drainage experts to assess your situation. Over time, it usually gets worse if nothing is done. Living with mold and mildew also imposes a health risk.

Because correcting drainage issues tends to be expensive, I advise two or three competitive bids by licensed professionals. Drainage jobs are costly because they are so labor intensive. Typically, deep trenches are dug behind and along one or more sides of the home. The work could entail cutting into decks, tiling, concrete or brick which would then have to be replaced or rebuilt. All this is time consuming. Jobs of more than a few thousand dollars are generally engineered with written plans. Prices can vary widely.

Final thoughts

Buying a home is an exciting, often emotional event. Despite your excitement, keep your eyes, ears and, particularly, your nose open for the important clues that drainage problems leave behind. Paying attention could save you grief and money.

Related Articles:Rain, Roofs and Drainage; Pre-Sale Inspections; Sewer Line Blues; Sewer Line Blues II