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

What usually causes condo or HOA common area flooding in Port Orchard

A slab leak in a lower level: a persistently wet hallway or utility room. In Port Orchard that usually means copper running uphill from Bay Street meters near Retsil, and the ground, slick Kitsap Formation clay on the hillsides, 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 long rural driveways toward Sunnyslope that we never skip it.

And an irrigation main running the master meter: a chronically high master bill with no visible water is irrigation more often than people expect. Less common on steep lots climbing from Sinclair Inlet, but we've found it near Bay Street.

First steps on a Port Orchard property

Out on the Bethel and Sedgwick acreage the problem is length: 200- and 300-foot runs where the correlator is the only practical way to narrow the search.

What you can check yourself on steep lots climbing from Sinclair Inlet: 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 caution tape, cones, plywood and submersible pumps.

How we fix it

In Port Orchard the work that follows the diagnosis is commercial leak detection, and it runs in order: locate, trace the private mains, excavate and repair. Galvanized and early copper downtown in clay that moves on the Bay Street slopes sets the pace on 200-foot runs off Sedgwick Road; the sequence doesn't change.

Our Port Orchard coverage for condo or HOA common area flooding runs Bay Street, Mile Hill Drive, Sunnyslope, Long Lake and everything between. We're based in Central Kitsap, a quick run across the Sinclair Inlet bridge, with caution tape, cones, plywood and pumps on the truck.