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| Exterior French Drains & Foundation drains cure Saturated lawns & basement flooding |
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This Basement can be dry and
Mold Free. Fortunately, so can your's!!!
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French Drainage Systems
- How they work-
The purpose of a French Drainage System is to carry unwanted
free standing water away from a building, such as your
home. French drains are
commonly installed near the perimeter of a building at the
lowest point or anywhere where standing water is found.
The system may
terminate at any point where the water will not drain back
toward the house. The best approach is to connect to
a city storm drain,
where possible, to totally remove the water from the property.
A second best solution would be to run the water out to the
street or to a dry well.
French drains can be shallow or deep drainage systems depending on soil type and grade changes. However, as
with your plumbing waste drainage, French drains operate on the principle
of gravity. The drain must slope downward. The minimum recommended
slope is 1/4 inch per foot. If the landscape grade runs upward along
the French drain path you will have to dig deeper to maintain a downward
slope.
There
are many variables that affect how individual houses develop water
problems.
Often it is a combination of factors that develop over time. French
drains work by curing a symptom, not the cause. They extract the water
collected in the drainage pipes to an outside location away from the
area intended to be kept dry. It is always more beneficial
to divert water on the outside of a foundation wall before it ever
has an opportunity to penetrate the foundation. This method has several
advantages which include reducing or eliminating mold, protecting the
foundation from excess moisture, and also (usually), the benefit of
a gravity only system.
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Beware of slick salespeople that suggest
an inside French Drain to cure your basement water problems. It
is always more beneficial to divert unwanted water before it
has a chance to penetrate your foundation walls, allowing it to
flow away via gravity instead of using an electric pump
to remove the water from your basement sump pit. "Inside French
Drains" encourage the water to pour through your foundation walls
where it will collect in a sump pit. The only thing between you
and a flooded basement is that small electric pump and a steady
supply of electricity during the storm. Keep in mind that power
outages most frequently occur during a storm. Also, an inside French
drain does not "waterproof" your basement, but instead collects
the water and dampness inside your basement to be pumped out with
an electric pump. Both water and dampness remain inside your basement
with an "inside" French drain.
Often, people
ask us how effective a French Drain will be.
What
really happens on the bottom of a French Drain?
Click here to
see for yourself !!!
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There is
a better solution!!!!
It's called an exterior French or Foundation
Drain, and this will keep the water out of your basement before
it ever has a chance to get inside. This method is far superior
because the water and dampness stay outside, and it needs no electric!!!
Installation: Installing a French
drain is usually a simple, but labor intensive project. Obstacles,
however, can make the project costly and time consuming. These include:
Decks, concrete walkways, driveways, tree roots, boulders, and underground
utilities. If you build a house, be sure to ask the builder to include
inside and especially outside French drains on your new house. They
may not seem important now, but as your house ages, water incursions
can change over time, and a cheap installation now may relieve expensive
headaches later. During construction, the cost of a French drain
is negligible. Spring for it. Demand it! |
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What can a French
Drain Cure? See below how others have cured a
wet basement or soggy lawn
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This home in New Jersey had a saturated
backyard even during the summer months. Mosquitoes were a major problem
due to this persistently saturated condition. Following numerous quotes
from area landscapers who simply wanted to add top soil, the homeowner
called upon Bobcats for Hire to solve the water problems plaguing their
property. A comprehensive design was proposed that included a combination
of French drain and also connection of leader drains. |
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Upon excavation, we found a large contributing factor to the problem which could only be solved using our gravity based system of drainage. The neighbor's sump pump and roof drainage water were being surreptitiously directed to the border of the properties with nowhere to go except in the lawn. (See pictures 1 and 2 above)A long trench had been excavated approximately four feet deep and diagonally across the property so that the water could be routed to a city storm sewer instead of this customer's backyard. The drain is also protected with Typar filter fabric and backfilled with 2 ½" crushed stone. Two pipes are used as conduit for the water. The lower pipe at the bottom of the trench is a four inch perforated PVC pipe used to carry the seeping water to the storm basin. The visible pipe is also PVC, but solid to carry away the water intruding from the neighboring property directly to the storm sewer.
 
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The entire trench is then wrapped in the protective fabric where lawn will be replanted. The end result is a dry back yard with the added benefit that the basement sump pump now runs much less frequently than it did prior to the installation of the drainage system in the backyard.
This entire system runs by gravity and never needs a pump or electricity! Professional grade filter fabric is being used above to protect the trenches from sediment buildup. This fabric is shipped on a fifteen foot wide roll to ensure that the new drain is properly protected. The fabric allows water to flow through to the drain, but keeps all sediment from contaminating the stone. Filter fabric is the best way to ensure that your drain will perform for many years to come.
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Waterproofing a Basement
This house in New
York had been getting water in the
basement, burned out three sump pumps, and also had numerous
wet spots in the backyard for days following a rainstorm. This
wet soggy condition led to mosquitoes all through the summer
months. Following a careful assessment of how to
best solve the problem, we decided on installing an outdoor
French
Drain along the entire perimeter of the home in addition
to several surface drains and a French Drain in the backyard.
The first step is to excavate below the basement
floor to the foundation. Next, the concrete wall is carefully
cleaned and then waterproofed with a tar based substance. Filter
fabric is then installed to protect the trench. A perforated
PVC pipe is used as a conduit for the water to flow through, and
then the entire trench is backfilled with plenty
of 2 1/2" stone. The entire run of perforated pipe is
continuously sloping downhill to remove the unwanted water twenty
four hours a day, seven days per week. This entire system
works by gravity –NO PUMPS or ELECTRICITY to burn out or
go out!!! |
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Perforated piping is then fitted where it will ultimately be protected
by filter fabric and surrounded on top and bottom by 2 ½" stone
to act as a conduit for any water to flow through on its way to the
sloping PVC pipe. The pipe will always slope away from the residence
as it carries away the unwanted water. The end result is a basement
that is dry by way of a gravity system that removes water twenty four-seven
without allowing it to penetrate your basement walls or requiring the
use of an electric sump pump to remove the water.
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A deep trench is dug from the end of the house
towards the city storm drain. Notice the amount of water draining
away from the house through this deep trench. Again, filter
fabric, perforated PVC pipe, and 2 ½" stone are used to carry
the unwanted water away from the home. Ultimately, the
drain is completed with the end result being a bone dry basement
by way of an outdoor French Drain.
This basement is now ready for a children's
playroom which includes carpeting without worry of future flooding!!!
Among
the advantages of an outdoor drain are that no water seeps through
your home's foundation walls, thereby eliminating water damage
to your foundation. Additionally, an outdoor system does not rely
on a sump pump to remove water collected in your basement. Water
is routed away from your house before it even gets to the basement. When
considering an indoor type French Drain, ask yourself if you would
rather rely on a sump pump and electric during a storm, or if you
would prefer good old gravity to remove the water instead. Pumps
and electric can fail, but gravity is always there. Additionally,
this type of French drain has the added benefit of removing all
roof water through the leader system and also in quickly drying
out the rest of the property and landscaping so that the children
and pets can play outside without getting muddy!!! No indoor
only drains can accomplish that, too. Dollar for dollar, an
exterior French Drain provides a much better value because it not
only removes water from your basement, but also from your lawn areas!!! |
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Ultimately, the drain is completed,
the property is graded, and a Paving stone patio is installed in
the
rear yard. A
tremendous value has been added to this house by making the wet basement
now useable for a play room and also in drying out the rear soggy
yard!
The hassle of burning out sump pumps, occasional
flooding, and constant dampness are all gone thanks to a GRAVITY
based foundation drain at this home. |
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Another Soggy, wet lawn that is now dry
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Due to a long, steady sloping rear property, this lot
on the left had been plagued with a continually wet back yard. This
lawn stayed wet even several weeks following a rain. In the
spring of 2003, Bobcats for Hire had been asked to diagnose the problem
and to provide a solution to the drainage issues. Following
our proposal for a solution, this homeowner opted to have his cousin
dig up the yard with a rented excavator. (See photo below) Following
two days of destruction, the homeowner called Bobcats for Hire to
repair the damage and complete the proper installation of the needed
drainage system. To the left is a photo of a trench running
across the length of the property. The black filter fabric
is used to protect the drain, while the perforated PVC pipe and 2 ½" stone
are used as a conduit to carry all unwanted water off the property. The
trench is later backfilled with stone and covered with the filter
fabric for protection. Due in large part to the depth of this
installation, the backyard lawn had become noticeably dry even prior
to the completion of the work!!! The children can now play
safely in the backyard without later bringing mud into the home. |
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How
NOT to dig for a French Drain
(Don't
ever use your cousin "Vinny")
This fellow learned the hard way that it's best
to leave the design and installation of a French Drain to the experts
who do it every day. |
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(Rollover Image with mouse for `After') |
BEFORE: Neighboring properties pitched to this
low, wet spot
AFTER: Soggy lawn and Mosquitoes are history!!! (Rollover Image with mouse)
This house in Hackettstown, NJ
was the lowest property of all the adjoining lots. Water flowed onto this lot from all directions, and during
even moderate rainstorms, the backyard became an unwanted swimming
pool. This backyard never dried out, even in the summer months. In
this case also, the homeowner started the project only to find that
it was much too large for a do it yourself type project. Our
expert design routed all of the water by gravity to a large collection
basin where it was then pumped out to an existing city storm sewer
across the street. This design worked flawlessly with the result
being a very dry lawn in this same area! (rollover picture
on left) Everybody was happy to see both water and mosquitoes
disappear. |
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Persistent Flooding year 'round
(Rollover Image
with mouse for `After') |
This flooded property suffered from a constant stream
of water draining from the neighbor up the hill. Water accumulated
in this area all year long not only due to the long uphill grade
in the background, but also because the neighbor's sump pumps discharged
water almost continuously. Bobcats for Hire successfully designed
and installed a French Drain system to remove the unwanted standing
water from our customer's property. Our rubber track equipment
easily moves about the muck where a wheel type loader would get stuck.
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(Rollover Image with mouse for `After') |
A combination of an underground an French Drain system
and surface drains were used to dispose of the unwanted water at this
home.The neighbors property still delivers a steady stream of unwanted
water, but now that water is carried away just as fast as it appears
leaving our customer's property and driveway dry. The "wet" and "dry" pictures
of this job were taken three weeks apart. |
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Footing Drains will dry your basement
(French
drains). For
residential or other small-scale buildings, perforated 4 in.
(100 mm) plastic, ceramic, or concrete pipe is normally used
around the periphery (see figure 9). It is laid in a trench,
at the level of the footings, and protected from sediment with Amoco branded filter
fabric.
The drains will collect rain water falling
within the catchment area or lower
the ground water level, thus reducing the quantity of water
affecting the wall. The collected water must then either drain
by gravity
(preferred) or be pumped to nearby storm sewers.
Footing drains (French drains). Perforated pipe is placed opposite the footing to drain
both ground water and excess water from periodic rain storms.
Such drains will reduce but not necessarily eliminate rising
damp in a wall.
When properly installed and sized, footing drains
perform well. They will positively drain water from the catchment area. Drains
can last indefinitely, but periodic inspection and clean-outs are
required to ensure that silt does not build up and that tree roots
or animals have not damaged the piping. |
Footing
drains are most practical for suburban sites or others where the
entire periphery of the building is readily accessible and positive
drainage is possible (i.e., pumping is not required). Urban site
can pose several complications including the inaccessibility of the
building periphery to trenching and inability to establish positive
drainage of collected water (pumps are often required).
Concrete Seepage tanks will disburse water onsite at an
elevation lower than your basement floor. |
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Seepage pits required by many townships
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Our 337 Excavator easily lifts this
concrete seepage pit to place it at a precise elevation to disburse
water collected onsite. This tank is designed to allow water
to flow out all sides and also the open bottom. Several feet
of stone are placed below and around the tank as well as in a rectangular
area over six hundred cubic feet. This design allows for storm
water run off remaining onsite without causing flooding problems to
either the property owner or his neighbors. This is accomplished
with a large area of excavated earth filled with loose
stone and into which water is directed for infiltration into the ground. Many
towns today will require storm water to remain onsite when building
a new addition to an existing home. It is an environmentally friendly
manner to dispose of your storm and drain water without adversely affecting
one's neighbors. |
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| Our Bobcat compact track Excavators
have the distinct advantage over a traditional backhoe because they
can articulate their booms thereby allowing them to excavate immediately
adjacent to a building's foundation. This is critical in exterior
foundation drain installations which are frequently used to waterproof
a basement with a gravity type system. One of the many advantages to
installing an exterior foundation drain to remove water via gravity
is that it takes away the lifeblood of mold and mildew. Our French
Drain systems designed with Paraseal's combined rubber and Bentonite
membrane will not only remove the water seeping into your foundation,
but also remove the source for mold that is growing in your damp walls.
Studies have shown that mold spores can be harmful to the health of
a home's occupants, and also that by eliminating the source of water
completely can also kill the mold. Many businesses attempt to cure
a home's flooding basement with an "indoor" style French
Drain. This type of system lacks several key benefits of an exterior
gravity system. First and foremost, an interior type system encourages
the water to flow through your foundation walls which by definition
keeps the walls wet and hospitable to mold spores. An exterior foundation
drain properly designed will keep your home's foundation walls dry
and safe from the weakening structural effects of constant dampness.
Second, an "interior" French Drain doesn't actually get rid
of the water. Instead it directs the water into a small swimming pool
in your basement. Not only does this pose a potential safety hazard
for small children, but also it forces you to rely on electricity and
a mechanical pump to keep your basement dry during a heavy storm. Everyone
has experienced a power failure during a storm, and it's most likely
that a pump will fail when you need it the most. These are among the
reasons why an exterior gravity based foundation drain is a much more
efficient and reliable method for drying up your basement. Thirdly,
an exterior drainage system has the added benefit of also drying up
your lawn and landscape so that pets and children have a cleaner environment
in which to play in. No "interior" type drainage system can
accomplish all of that and operate with no moving parts, electricity
or maintenance!!! |
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Be
smart and do the job right the first time. We have installed many
exterior gravity systems to homes
that already had and "interior" style drain that just didn't
do the job properly.
Add substantial value to your home by
installing an exterior French Drain system to dry up your basement,
lawn, and Landscape!!! |
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