French Drain & Yard Drainage for Tracyton Homes and Properties

How we handle drains here

A French drain in Tracyton is designed around the outlet. With seeps and springs in the Dyes Inlet bluff the drain can't rely on infiltration; it carries water to daylight, a dry well where ground allows, or a storm connection. We trench plateau lots near Olympic High on grade, line with fabric, lay perforated pipe on washed rock, and set basins at the low points.

Homes near Fairgrounds Road date from 1950s-to-1980s ranch homes and waterfront cabins, which usually means lines running uphill from the beach road. Add clay with groundwater along Tracyton Beach Road and sloped waterfront lots on the inlet, and groundwater that looks exactly like a break is how most people end up needing French drain installation.

We bring the mini excavator, pumps, pop-up emitters, dry well and perforated HDPE or PVC on the first French drain installation trip. Trenches in till under the Riddell Road grid are opened to grade, not scraped by eye, and mid-size lots on the Tracyton Boulevard grid goes back when the drain is in near Fairgrounds Road.

On Tracyton's sloped lots the tool is a curtain drain across the slope above the house, intercepting perched water before it reaches the backfill. Placement follows the water across plateau lots near Olympic High, and reading it on clay with groundwater along Tracyton Beach Road is the experience part.

Ground and water in Tracyton

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. On the sloped waterfront lots along Tracyton Beach Road the service line runs uphill from the meter, so a break anywhere along it sends water downhill, often into a neighbor's yard or onto the beach road.

Homes from 1950s-to-1980s ranch homes and waterfront cabins near Fairgrounds Road got corrugated pipe or clay tile laid in till under the Riddell Road grid without fabric. On mid-size lots on the Tracyton Boulevard grid those are silted, crushed or parted now. For French drain installation we lay out and trench and replace them on a true grade to a working outlet.

What to expect

When we arrive in Tracyton we fabric, rock, pipe, rock, we lay out and trench, and we finish. With fittings failing at the house entry in dense hardpan on the plateau on bluff parcels with natural seeps, we plan for the slow version with pop-up emitters, dry well and are glad when it's the quick one.

We carry pop-up emitters, dry well and perforated HDPE or PVC on every French drain installation call so nothing becomes a second visit to Central Kitsap High. Scope in Tracyton is set by dense hardpan on the plateau, bluff parcels with natural seeps and the condition of copper and poly on 1960s ranch homes.

A Tracyton owner near the boat launch usually describes groundwater that looks exactly like a break, and what we find after French drain installation is lines running uphill from the beach road that met clay with groundwater along Tracyton Beach Road under sloped waterfront lots on the inlet.

Where we work

We do French drain installation across all of Tracyton, including around the boat launch, Olympic High School and Central Kitsap High. Minutes from our base, and emergencies on bluff parcels with natural seeps dispatch immediately, any hour.