Exterior Drain Line Repair, Tracyton WA

Drainage in Tracyton

Drains aren't pressurized, so there's no leak noise; it's detective work. On sloped waterfront lots on the inlet that means water in at the top, eyes on the outlet, a probe for the soft zone, and a test pit where dense hardpan on the plateau gives it away. The pit usually tells the story near Central Kitsap High.

1950s-to-1980s ranch homes and waterfront cabins left Tracyton with fittings failing at the house entry on mid-size lots on the Tracyton Boulevard grid. In clay with groundwater along Tracyton Beach Road the first sign is water on Tracyton Beach Road, sometimes a wet bank that may or may not be a leak, rarely a puddle, which is why exterior drain repair starts by listening.

Homes from 1950s-to-1980s ranch homes and waterfront cabins near Tracyton Boulevard got corrugated pipe or clay tile laid in till under the Riddell Road grid without fabric. On bluff parcels with natural seeps those are silted, crushed or parted now. For exterior drain repair we cleanouts and outlet and replace them on a true grade to a working outlet.

Homes from 1950s-to-1980s ranch homes and waterfront cabins near Central Kitsap High often have drains laid in dense hardpan on the plateau without fabric or rock, and decades later they've silted shut. We replace them properly: fabric, washed rock, a true grade, cleanouts at turns, and an outlet that discharges off sloped waterfront lots on the inlet.

Why Tracyton drains fail

The bluff lots along Tracyton Beach Road get groundwater from above and seeps from within, and footing drains, curtain drains and interceptor drains are how those crawlspaces stay dry. Up on the plateau around Tracyton Boulevard, Riddell Road and Fairgrounds Road the ground is dense hardpan.

Near Tracyton Boulevard the sequence is downspouts, grading, footing drain, interceptor drain. Checking in that order keeps a homeowner on mid-size lots on the Tracyton Boulevard grid from excavating a foundation to solve a downspout. For exterior drain repair we excavate before we dig clay with groundwater along Tracyton Beach Road.

How the work goes

The order is fixed: excavate, cleanouts and outlet, backfill and restore. In Tracyton the variables are seeps and springs in the Dyes Inlet bluff and copper and poly on 1960s ranch homes under plateau lots near Olympic High, and we've handled both near Tracyton Beach Road enough to give an honest window for exterior drain repair.

Scope for exterior drain repair here is three things: ground (seeps and springs in the Dyes Inlet bluff), lot (plateau lots near Olympic High), pipe (galvanized on the older waterfront cabins). The gear is the same each trip, catch basins, yard drains included, and we say which of the three is driving the day before we start near Fairgrounds Road.

Mid-size lots on the Tracyton Boulevard grid near Tracyton Boulevard, fittings failing at the house entry below, clay with groundwater along Tracyton Beach Road around it: that's the Tracyton version of exterior drain repair, and water on Tracyton Beach Road is the usual first clue.

Around Tracyton

From Olympic High School to Tracyton Beach Road and out around Fairgrounds Road and Dyes Inlet, exterior drain repair is regular Tracyton work. Minutes from our base; we schedule plateau lots near Olympic High so you aren't waiting a whole day.