Need some DEEP French Drains, how can I do this or hire someone?

[CurlyDave]

After reading the second engineer's report, I am somewhat confused.

The second engineer is suggesting watering your foundation. I understand how this would work and I think it is a great idea. But, the problem now is that it would seem to have the opposite effect of a deep French drain.

Is the solution as simple as installing a drip irrigation system around the perimeter of your house and keeping it working? In other words, get all of the clay in an expanded state and keep it there.

Get the drainage sloped away from the house to prevent too much moisture and then artificially keep the moisture at the correct level. Sounds like an under $1500 solution to me...

 

[300UGUY]

Did you buy the house knowing that it had this problem? I hope you got a really good deal on the house, I'd never buy a house with a basic issue like this. I assume the builder / developer went broke? Or can no longer be found liable?

 

[Egon]

It was mentioned that the area was filled in prior to building. Would there be any record of material that were used?

Might call for test bores to evaluate a little deeper and check for organic mater?

 

[inveresk]

After reading the second engineer's report, I am somewhat confused.

The second engineer is suggesting watering your foundation. I understand how this would work and I think it is a great idea. But, the problem now is that it would seem to have the opposite effect of a deep French drain.

Is the solution as simple as installing a drip irrigation system around the perimeter of your house and keeping it working? In other words, get all of the clay in an expanded state and keep it there.

Get the drainage sloped away from the house to prevent too much moisture and then artificially keep the moisture at the correct level. Sounds like an under $1500 solution to me...

I would imagine it would take copious quantities of water to keep clay in a swollen state in the heat of a Texan summer, particularly right next to a french drain.

 

[mancho]

Yes, we have TONS of water coming from a source, which is unknown/unidentified, and yet continues to cause damage to our house as well as the neighbors.

This isn't a sprinkler head leaking... trust me.

Yes, the 2nd engineer report was disappointing, in the fact that he just wants me to water the foundation... well, we got lots of water, I don't think watering the perimeter is going to level the house.

The water is massive and even "damp" in August... but while it's not always evident in the top soil, it's draining through our property.

I would suspect if the water municipality had a 5 gallon an hour leak, they wouldn't care, but maybe a 500 gallon an hour leak, they would fix.

Yes, we bought the house knowing that we might have to put 10k to 35K into fixing the foundation issue.

I'm now on the path to resolving it, now that it's just getting worse, not going away.

 

[powerstroke444e]

We have several neighborhoods/subdivisions in the Springfield IL area that have same problems. Hate to say it just looking at photo of your home 25000 plus to put the drains seems inline. We have done many systems like you need and if its done right you will will forget all about the cost in a few years and never look back. We have been in to fix systems that were done wrong and always charge more to fix someone elses work.

 

[CurlyDave]

I would imagine it would take copious quantities of water to keep clay in a swollen state in the heat of a Texan summer, particularly right next to a french drain.

Actually, if you read the report, it says the equivalent of 1" of rain per week.

That isn't no water, but, to me, it is surprisingly little. I would certainly give that a try before I did anything else.

* * * * *

The other thing to try is to see if the OP could find the apparent source of the water and sink a shallow well. I am thinking something like a 9"-12" auger down to the depth of the buried pipe. If he can find a water source associated with a leak from a utility district, the utility district is probably liable for complete repairs to all houses, and cadillac repairs at that. Tear the house down and start over repairs. Plus living expenses at an equivalent, nearby rental.

 

[mancho]

I think I'm going to dig some "spotting" holes at various places to see where the water is... if it's not on the top of the property, then there is some other source between our houses... but I'm doubting that.

Why?

Because:

- Heavy wet soil in summer time on East side of property (just about 10 to 15 feet beyond the pool).. and this continues southward to the area between the houses and further downhill.

- The water I bet will test clean (meaning it's palatable water) from the water utility

- We will dig 10 foot holes to monitor the amount of water at that depth.

From this I can made much more informed decisions.

And the total cost will be only $300 bucks from a guy that has a "light" bobcat with auger and an extension.

Just called in the "before you dig" folks and all the utilities will be on site this week spray painting our grass.

 

[inveresk]

Actually, if you read the report, it says the equivalent of 1" of rain per week.

I read the report but missed that. It seems a modest enough quantity and might be able to be reduced further if hard paving around the house were introduced to reduce surface porosity and thereby limit evaporation.

I must say that the idea of an active foundation system, requiring physical activity and monitoring to retain a state of equilibrium, fills me with misgivings. No doubt the engineer feels the same way so perhaps stability can't be achieved without very considerable expense (or perhaps at all without watering).

Mancho, perhaps there's a mindset in that part of Texas that it's acceptable to have to water foundations. But, if I saw that in an owner declaration in any house I was interested in buying, I'd move on. If it's possible to resolve the foundation issue without resorting to watering, I can't help feel it would make the house easier to sell and for a better price. That might not be on your horizon at the current time but it's a consideration.

If the water company are being negligent by not repairing leaks, clearly there's a possible claim agains them. Might take considerable expense to discover whether that's the case but talking to them and explaining the situation would probably be the first step. Perhaps they'd be quite agreeable to provide you with evidence that there is no substantial leak if it means they're liberated from the threat of legal action. If they refuse to provide that evidence, then it would raise the spectre why. In that case, perhaps the freedom of information act would allow you to obtain whatever data they have on water main leakages in your area and that information should tell you if they have a case to answer.

 

[mancho]

I came across a guy that has installed several french drains in the subdivision.

He say's it's most likely not the utility but a tributary... but isn't all streams a tributary at some point? OK, I would like that idea, but that makes it:

- Harder to determine the source if it proves NOT to be on the EAST SIDE, closest to the top of the hill.

- Less known on how or where to install drains if in fact a tributary lies beneath the foundation.

Thanks for everyones thoughts... flushing this out helps, no pun intended.

I just want input that might help me stay course and keep budgeting items as low as possible.