Property Manager · New Orleans, LA · Member since 2013 · 184 posts · 34 votes
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.
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.
@Tom Keith the back yard holds water as well do to extra dirt and sand that was added for a pool which is no longer there. I will remove some of the dirt and most likely install a french drain to alleviate that problem as well. As for the patio, it is actually covered ( not closed in ) but has no gutters. I will install gutters around the house which will help out significantly however, If there is a driving rain, all water that does get onto the patio will eventually find its way back to the house. An initial idea that I had was to lay a thin skim coat to help increase the pitch away from the house but the previous home owner actually tried that and it did not work due to the slab being poured too high. There is not enough space to make the skim coat thick enough to make a difference.
Get some bids and price it into your offer. If they don't accept it, move on. In other words, if the numbers don't crunch, skip it. You can always get it at a lower price next year.
@Michael Baradell I agree with @Christian Morency Get a qualified contractor bid and crunch the numbers. The only way I see is breaking the slab to catch the surface water or removing it and re pouring correctly. either way it could be expensive. Good Luck
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.
Do you know how many inches it would need to be raised to have positive drainage from the house? If not much, you could bring in a mudjacking contractor to take a look at it and give you a quote. If the concrete patio is already higher than it should be and touching the siding, this isn't a good option.
Get a concrete contractor that has a grinder , he can grind a small trouhg or channel in the concrete patio near the house to redirect the water . If a french drain is to work it needs fall or pitch , usually the same can be done with proper grading .