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Neighbor Create Your Water Problems?



Could Your Neighbor Have Created Your Water Problems?


Water damage is present in a structure, but there’s no evidence of cracking, maintenance or foundation problems. The property owner insists that there have been no recent changes to the building. Have you thought to look for changes on the outside of the building? In many cases, changes to the exterior property can have a dramatic impact on how water drains away from or into a structure, even if the problem area is not physically touching the exterior. These are all changes that can affect a property’s site grading.

The ground should slope away from a building, but unfortunately this doesn’t always happen. Our engineers still see new structures with site grading that is negative (draining toward the structure), flat, or sloped away at a rate that is less than the 6% (Model Building Codes require at least 6%). In some instances, the original grading may have sloped away, but the soil was probably not compacted properly during backfill. Over time the soil will settle, reversing the grading which will cause water to collect next to the structure.

Identifying Grading Issues

At times you can visually see when the grading is an issue, but you can also use a standard four-foot carpenter’s level to check the grading slope. Other things to look for are ponding water after it rains and for mossy covered ground where water has been ponding on the property.

You also should recognize where the top of the grade is relative to the top of the foundation wall.  If the exterior grade adjacent to the foundation is above the top of the foundation wall, special detailing is required.  Then the question is simple, was the membrane/flashing/counter-flashing properly handled?

Other Situations Impacting Grading

Original construction defects and poor compaction are some of the more common problems with grading, but there are also less familiar scenarios that can create grading problems, including:
  1. Changes to Neighboring Properties:  Has there been recent construction next to the structure? Did the elevation of neighboring properties change? Either of these issues may change how water is draining onto the property and how it is coming into contact with the structure.
  2. Additional Pavement:  When grass, vegetation or gravel is replaced with pavement you’re altering how water will drain onto the property and be absorbed into the sub-grade.  This can cause water to drain next to the structure. 
  3. Improper Disposal of Roof Water Runoff:  Even if the grading is effective, a large volume of water in a short period of time can still cause problems. Look for blocked gutters, absence of gutters, valley discharges right next to the house, or downspouts next to deep holes in brick or foundation cracks.
  4. Window Wells:  When excavation takes place to add a window well there is always the possibility that the soil was not replaced at the proper grading or that it was not compacted properly, leading to improper grading at this location. Additionally, window wells can cause problems when they are not properly installed or drained.
  5. Sprinkler Installation:  Did the installation of the sprinklers adversely affect the pre-existing grading?
These are a few of the more common issues that we have come across, and we anticipate that you will too. If you still have questions on grading or water intrusion our engineers will be happy to discuss the specifics of your situation with you and, if necessary, perform an inspection of the property. Their specific knowledge, training and experience with water intrusion and building science can help find the answers you need for all types of water intrusion issues.

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