Why slopes send water toward houses
When rain falls on a hillside, some of it runs off the surface and some soaks in. In the rainy season the ground stays saturated for weeks, and water moving through the soil keeps going downhill until something stops it. On many Edmonds lots, that something is the uphill foundation wall.
The result shows up as damp crawl spaces, water seeping through basement walls or floors, efflorescence (white mineral deposits) on concrete, and lower-level carpet that gets wet after every long rain.
What makes it worse
- Roof water dumped near the house. A big roof sheds a lot of water. If downspouts empty at the foundation, all of it soaks in right where you do not want it.
- Clogged gutters. Fir needles and maple leaves fill gutters fast, and overflow runs straight down the walls.
- Old or failed footing drains. Many older homes have perimeter drains that are crushed, clogged with roots, or were never connected to anything.
- Grading that slopes toward the house. Patios, walkways and soil that tilt the wrong way funnel water to the foundation.
- Water dumped onto the slope. On steep lots, pouring downspout water onto the hillside can add to slope stability problems. The bluffs along the Edmonds shoreline are among the most closely watched slopes in the area for slides during wet winters.
What usually helps
- Keep gutters clear through fall and winter.
- Connect downspouts to tightlines that carry water to an approved drain or the street system, not onto the slope.
- Have older footing drains scoped with a camera and cleaned or replaced.
- Regrade soil so it slopes away from the house for the first several feet.
- Add or replace the crawl space vapor barrier, and consider a sump if water collects underneath.
- On steep or bluff lots, talk to a geotechnical engineer before adding drainage or regrading. The City of Edmonds has extra review rules for building in landslide hazard areas.
Insurance: what is and is not covered
This is where many homeowners get surprised. A standard homeowners policy usually covers sudden, accidental water damage from inside the house, like a burst pipe. It usually does not cover:
- Groundwater seeping through the foundation.
- Surface water flooding, which takes separate flood insurance.
- Earth movement, including landslides.
- Damage from long-term leaks or poor maintenance.
Policies vary, so read yours and ask your agent.
When to call
If water is standing in a crawl space or lower level, or wet carpet and drywall have been sitting for more than a day, get a crew in to remove the water and dry the structure. Fixing the drainage can come next. Leaving it wet invites mold, especially in our cool, damp winters. Call us and we will connect you with a local company.
Related services in Edmonds
- Crawl space water and mold: Standing water and wet insulation under the house removed, with drying to head off mold.
- Storm and drainage water damage: Water from roof leaks, overflowing gutters and hillside seepage cleaned up and dried.