Why Is My Crawlspace Wet Every Winter? (Tracyton, WA)

What usually causes wet crawlspace in Tracyton

The most common cause we find in Tracyton is a leaking water service line. If the crawlspace is wet with no rain, or wet in August, or wet on the side facing the meter, do the meter test. On bluff parcels with natural seeps with dense hardpan on the plateau underneath, that's where we look first.

We also check a silted or outlet-less footing drain, because in Tracyton it explains a real share of wet crawlspace calls. Corrugated pipe laid in native soil without fabric silts shut in a few decades, and the daylight outlet is usually buried or crushed.

And groundwater from uphill: on sloped lots in Port Orchard, Manchester, Enetai, Tracyton and Bainbridge, water perched on the hardpan moves downhill toward the house all winter. Less common on sloped waterfront lots on the inlet, but we've found it near Fairgrounds Road.

First steps on a Tracyton property

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

Before we arrive in Tracyton, three things you can do: find the footing drain outlet and see whether it's flowing. Check the slope of the ground against the foundation on all sides. Walk the house in a hard rain and watch every downspout. None of it requires tools, and all of it helps us excavate the foundation faster on sloped waterfront lots on the inlet.

How we fix it

Fixing wet crawlspace here usually ends with footing drain repair near Olympic High School: excavate the foundation with filter fabric and clean, restore on mid-size lots on the Tracyton Boulevard grid, backfill with rock. One crew, one visit, seeps and springs in the Dyes Inlet bluff put back the way it was.

We've handled wet crawlspace near Fairgrounds Road where the cause was copper and poly on 1960s ranch homes, and near Riddell Road where till under the Riddell Road grid was hiding a drain failure. Minutes from our base; we schedule Tracyton so you aren't waiting a whole day.