Grading / Drainage issue. Need advice!!

[Michael Baradell]

I have a property I am looking into purchasing that has significant drainage issues. The problem is due to a concrete patio that was poured higher than it should have been and not sloped properly so that any water would run off away from the house. Instead, all water draws back to the house and has caused significant damage to the siding of the house and the patio door. I am trying to come up with a solution to fix this problem. One obvious solution is to tear up the patio and re do it the proper way, but that is obviously a significant expense. I have done some research on french drains and channel drains, but I am not sure if they would be viable fixes in this case. Does anyone have any advice or ideas as to how I can remedy this problem in the most cost effective way?

The patio is pretty large as well. Its approximately 15 x 20 with a divider that connects it to the driveway. So, if a french drain would be installed, it would have to extend the length of the driveway as well I would assume as that is the direction that the drain would have to flow. Im open to any and all ideas.

[Bill S.]

IMO French drains are a poor solution. They clog and fail. You end up back at the same place. Another thing to consider is whether or not the French drain can be properly installed so that it actually flows away from the area it drains. Lastly remember they need someplace to drain to as well. People often think a French drain will solve the problems but on a flat lot, where do you connect the end of the drain to so that the water has somewhere to go?

Gutters will go a long ways but really the slab must slope away from the house.