Kingston · Kitsap County

Kingston: The Lawn at Our Condo Complex Is Flooding and the Master Bill Is Huge

A multi-building property has private mains between the master meter and the buildings, usually with no drawing. Here's how the loss is confirmed, located and fixed around residents.

Call (206) 354-9906 How we fix it

Flooded lawn and taped-off excavation beside a blue condominium building

Condo or HOA common area flooding on shoreline lots on Miller Bay in Kingston is a specific problem with a specific set of causes, and the ground, roots and the odd boulder off Miller Bay Road, decides which is most likely. We're up Highway 3 and across on 104 and we bring mini excavator, pumps and the mini excavator on the first trip.

Why this happens in Kingston

An irrigation main running the master meter: a chronically high master bill with no visible water is irrigation more often than people expect. In Kingston that usually means 400-foot poly lines under gravel drives near Arness Park, and the ground, hardpan saturated from November to May, decides how far the water travels before you see it.

The second thing we rule in or out is a failed drain system. Flooding only during rain means drainage, not a pressurized leak. It's common enough on ferry-town lots near Highway 104 that we never skip it.

Don't overlook a slab leak in a lower level. A persistently wet hallway or utility room. On Kingston properties from 1970s-to-1990s acreage with a newer core near the ferry it comes up more than you'd think.

Before you call

Near the ferry terminal the lots are small and the lines are old.

What you can check yourself on long gravel driveways through fir: read the master meter overnight when nothing should be running. Find whatever site plan exists. If you get that far, we'll pick it up from there with mini excavator and pipe locator.

What happens next

In Kingston the work that follows the diagnosis is commercial leak detection, and it runs in order: locate, excavate and repair, confirm and quantify. 1970s polyethylene on acreage in beach deposits along the cove sets the pace on wooded acreage along South Kingston Road; the sequence doesn't change.

Our Kingston coverage for condo or HOA common area flooding runs Lindvog Road, the ferry terminal, Miller Bay Road, Appletree Cove and everything between. We're based in Central Kitsap, up Highway 3 and across on 104, with mini excavator and pumps on the truck.

Ready when you are

Don't wait for roots and the odd boulder off Miller Bay Road to make it worse. (206) 354-9906, any hour, for condo or HOA common area flooding anywhere in Kingston.

From the field

What we usually find

Blue discharge hose carrying pumped water out of an excavation toward the street

Mounds of excavated soil beside a flooded pit with a pump

Flooded condominium lawn with cones and plywood around the excavation

Close view of a submersible pump dewatering a muddy excavation

FAQ

Condo or HOA common area flooding in Kingston: questions

Why does condo or HOA common area flooding seem worse in Kingston than elsewhere?

Roots and the odd boulder off Miller Bay Road under shoreline lots on Miller Bay either hides water or carries it somewhere misleading, and 400-foot poly lines under gravel drives from 1970s-to-1990s acreage with a newer core near the ferry fails quietly. Together they make condo or HOA common area flooding slow to notice.

Can you come after hours for condo or HOA common area flooding near Appletree Cove?

Yes. Lights, pumps and mini excavator ride on the truck, and up Highway 3 and across on 104.

Will Kitsap PUD come out for condo or HOA common area flooding?

They'll confirm meter movement and sometimes adjust a bill after a documented repair. Diagnosing and fixing the private line in outwash near Appletree Cove under long gravel driveways through fir is the owner's job, which is where we come in.

Do I need to dig before you arrive?

Please don't. On wooded acreage along South Kingston Road the cause of condo or HOA common area flooding is rarely under the visible water, and an open hole in beach deposits along the cove is a hazard. We locate first.

Could condo or HOA common area flooding be something inside the house?

Sometimes. The meter test with the house isolated settles it in minutes, and if it's indoors we point you to a plumber instead of digging long gravel driveways through fir.

Condo or HOA common area flooding in Kingston?

We answer 24 hours a day. We locate before we dig, and we handle the whole job with our own crew and equipment.

Call (206) 354-9906