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

What usually causes water at the foundation in Tracyton

Start with downspouts. The buried line is crushed, clogged or was never there, and roof water dumps at the wall. Around Fairgrounds Road and Riddell Road the housing dates from 1950s-to-1980s ranch homes and waterfront cabins, which makes this the likeliest answer to water at the foundation.

Then a dead footing drain. Silted corrugated pipe or a buried outlet. We've seen it near Riddell Road more than once, usually on fittings failing at the house entry.

And grading: the ground slopes toward the house in the first few feet. Less common on bluff parcels with natural seeps, but we've found it near Olympic High School.

First steps on a Tracyton property

On the plateau it's the usual silted corrugated footing drains and downspout lines ending at the foundation.

First steps for water at the foundation near Central Kitsap High: note which wall gets wet and what's uphill of it. Watch the downspouts in a hard rain. Check the slope against the wall on every side. Then call; the rest is a locate through seeps and springs in the Dyes Inlet bluff, not guesswork.

How we fix it

When it's the buried line, the fix in Tracyton is downspout drain line repair: we replace, excavate through till under the Riddell Road grid at the marked spot on mid-size lots on the Tracyton Boulevard grid, and backfill and restore. Solid PVC and HDPE and the mini excavator ride on the first trip so it's finished the same visit.

Olympic High School, Central Kitsap High, Tracyton Beach Road: near any of them, water at the foundation gets the same crew and the same equipment. Minutes from our base, day or night, with the mini excavator on the trailer for plateau lots near Olympic High.