The Lawn at Our Condo Complex Is Flooding and the Master Bill Is Huge (Olalla, WA)

What usually causes condo or HOA common area flooding in Olalla

An irrigation main running the master meter: a chronically high master bill with no visible water is irrigation more often than people expect. In Olalla that usually means 300-foot poly lines from well to farmhouse near Burley, and the ground, peat in the Olalla Creek valley, decides how far the water travels before you see it.

The second thing we rule in or out is a slab leak in a lower level. A persistently wet hallway or utility room. It's common enough on wooded acreage on Banner Road that we never skip it.

And a failed drain system: flooding only during rain means drainage, not a pressurized leak. Less common on waterfront on Colvos Passage, but we've found it near Colvos Passage.

First steps on a Olalla property

Outwash that drains hides the leak; peat in the Olalla Creek valley holds it.

What you can check yourself on waterfront on Colvos Passage: read the master meter overnight when nothing should be running. Tape off the wet area and keep residents clear. If you get that far, we'll pick it up from there with acoustic ground microphone and and hDPE and PEX with.

How we fix it

In Olalla the work that follows the diagnosis is commercial leak detection, and it runs in order: confirm and quantify, secure the site, locate. Galvanized on Colvos Passage cabins in outwash that drains and hides leaks sets the pace on small farms near Burley; the sequence doesn't change.

Our Olalla coverage for condo or HOA common area flooding runs Colvos Passage, Olalla Valley Road, Fragaria, Al's Grocery and everything between. We're based in Central Kitsap, about forty minutes down Highway 16, with acoustic ground microphone and and pumps on the truck.