Water Pools Against My Foundation Every Time It Rains (Rollingbay, WA)

What usually causes water at the foundation in Rollingbay

In Rollingbay we check grading before anything else, because a wet crawlspace after a dry month is how it shows up here. The ground slopes toward the house in the first few feet. Till on the island interior makes the signs misleading, so we confirm rather than assume.

Next: downspouts. The buried line is crushed, clogged or was never there, and roof water dumps at the wall. With slopes above Rolling Bay under sloped waterfront on Murden Cove, the symptoms can look identical to the first cause, which is why the meter test and the locate matter.

And runoff and groundwater from uphill: on sloped lots, a curtain drain uphill of the house intercepts it before it reaches the backfill. Less common on interior acreage off Sunrise Drive, but we've found it near Murden Cove.

First steps on a Rollingbay property

Footing drains and curtain drains with gravity outlets are routine; dry wells don't work in this ground.

Do this before anyone digs Bainbridge clay on the Murden Cove slopes in Rollingbay: watch the downspouts in a hard rain. Find the footing drain outlet and see if it flows. It takes minutes and it tells us whether the problem is on interior acreage off Sunrise Drive or inside the house.

How we fix it

The repair side is downspout drain line repair. On long drives through second growth that means test and trace, then replace in clay that shifts rigid pipe where the problem actually is, then excavate. If what we expose is HDPE pulled through old routes at the end of its life, we say so with the pipe in your hand.

From Murden Cove to Bay Hay and Feed and out around Valley Road, water at the foundation is a regular Rollingbay call for us. About forty minutes via the Agate Pass Bridge, and emergencies on sloped waterfront on Murden Cove dispatch immediately, any hour.