The Impact of Poor Drainage and Grading on Home Foundations

When you’re buying or selling, the focus is most often fixed on the house itself, not the land around it. Folks want to ensure that the home will work for their family and they start to envision themselves living there. But more often than not, home buyers are not educated on the risks and problems that could arise if the land is not managed properly. From water intrusion and foundation damage to resulting structural issues, there’s a lot at stake. 

As a certified Cleveland home inspector, at Keystone Home Inspections we know what to look for when assessing properties prior to a sale. Here’s what to know when you’re considering buying a home and aren’t sure if the land will require additional work.

The Importance of Drainage and Grading

Water always follows the path of least resistance. On the property surrounding a home that means that rainwater will run down slopes and seek the lowest point. At the same time, it can only flow if unrestricted. Both heavy soils and flat land can slow drainage down and cause water to pool in less-than-ideal areas around the yard or property.

When excess amounts of water drain properly, the water is moving away from the home and across the property. Grading improves drainage by creating a slight slope away from the home and other structures and hardscaping. Combined, these two principles of grading and drainage protect your home and property against water infiltration and the resulting damage.

Here’s why proper drainage and grading matter so much for stable foundations. When land isn’t graded well and doesn’t drain, water can pool around the home, increasing hydrostatic pressure on foundation walls. Foundations are made to handle the weight of your home, they aren’t equipped to deal with constant, excess moisture. On top of the water stressing the foundation itself, it also collects in the surrounding soil, leading to weather-related expansion and contraction that can further stress the under structure of your home. Over time, structural movement can occur, resulting in cracking and settlement. If worse comes to worst, you could even see slab heaving, settling, and bowed walls.

Common causes of poor drainage include:

• Improper yard slope
• Clogged or damaged gutters
• Downspouts discharging near foundation
• Compact or poorly draining soil
• Landscaping-related issues

What can look like small water problems from the outside can end up causing major water damage and foundation problems inside your home. 

Signs of Drainage and Grading Problems

Whether you are selling or buying a home, it is important to be able to pinpoint potential issues with drainage and grading. Here are some quick pointers to keep in mind.

Outside the home, look for:

• Standing water or soggy areas
• Soil erosion
• Water pooling near foundation
• Improper downspout termination
• Blocked drains
• Improper proximity of landscaping

Inside the home, keep an eye out for:

• Moisture or flooding in the basement 
• Cracks in walls or floors
• Musty odors and excessive humidity
• Efflorescence (white mineral deposits)
• Uneven floors or sticking doors/windows

If you are seeing any of these signs when you visit a home you’re considering buying, there are some long-term risks that you need to be aware of. These can include an unstable foundation and costly structural repairs, along with persistent mold and moisture issues. These types of concerns can actually end up reducing property value as, if left to progress, they can be difficult and expensive to remedy.

Steps To Remedy Drainage and Grading Issues

If you have recently purchased a home and are seeing signs of poor drainage and a lack of grading, there are some steps you can take to prevent further damage:

• Clean gutters and downspouts regularly
• Extend downspout discharge several feet away from the home
• Ensure soil slopes away from foundation
• Improve drainage solutions around the home
• Avoid overwatering and overgrowth near foundation

Ideal grading for most homes follows a general rule of one inch of drop for every one foot that you move away from the house, for the first 5 to 10 feet. This may not always be possible, but one thing is for sure–the ground should never be sloping towards the home. If sloping and grading is less than ideal, it could entail some simple soil additions, or it could take some serious earth moving. Specific drainage solutions may need to be implemented to ensure that water does not sit and pool and instead quickly flows away from the foundation. At the same time, water that flows too quickly causes erosion and problematic runoff into storm sewers. It is a balance and there are ways to remedy both water-related situations.

When you work with a certified Cleveland home inspector prior to buying a home, you can rest assured that they will identify problem areas and offer actionable tips and recommendations. From noting early stages of drainage issues to pointing out foundation warning signs and uncovering hidden moisture concerns, their insight and industry expertise are invaluable to would-be homeowners.

What A Cleveland Home Inspector Looks For

At Keystone Home Inspections, our team goes into every home inspection ready to evaluate a set list of components of the home. When it comes to a home’s foundation, we are inspecting any vapor barriers present along with utility attachments, structural items, floors and walls. We also take a look at gutters, downspouts, and any other aspects of the home’s exterior that can impact water drainage, like the general slope of the property.

There are a few key signs that give evidence of poor drainage and grading issues. Here’s what we’re looking for:

• Foundation cracks
• Water staining
• Moisture intrusion
• Exterior grading issues
• Drainage performance issues
• Poor surface water management

When we notice problems with grading and drainage or other areas of a property, the house doesn’t “fail” inspection. Instead we will offer advice and recommendations on how to rectify the problem along with a timeline of how soon matters need to be addressed. The report you will receive from Keystone Home Inspections will detail the current physical condition of the property and any necessary repairs or replacements.

The knowledge and insights that a certified Cleveland home inspector can offer are invaluable. And there are some pivotal times when a home inspection is a must. These include when you are considering buying a home, after noticing water issues, and following heavy storms or flooding. Here’s why it’s always a good idea to get a professional’s eye on your home’s foundation–there are plenty of misconceptions out there. Some might tell you that as long as the basement is dry, there’s nothing to worry about. You might also hear that foundation cracks are cosmetic, they’re to be expected, or that a little water around the house is perfectly normal. Instead of listening to everyone else, we’d recommend getting a professional evaluation–it’s always worth it.

Keystone Home Inspections Is Your Cleveland Home Inspector

Water management is one of the most important parts of home maintenance. Proper drainage and grading protects a home’s foundation and prevents costly repairs and structural damage. When you're in the market to buy a home, a Cleveland home inspector can help to uncover hidden problems, and that early detection can prevent headaches down the road. Every prospective home buyer may not see the value in a home inspection, but when you work with a team of professionals like the crew at Keystone Home Inspections, you will get a clear idea of the state of the home and where potential issues may lie. If we note a concern, we’ll explain what it means and offer recommendations for improving the situation.

Finding problems with your ideal home can sound overwhelming, but in reality it’s a gift to know what’s wrong from the outset. That’s how you can mitigate potential problems, address them early, and start your new chapter in life in a safe, dry home. When you need us, we’ll be here–contact Keystone Home Inspections today to learn more and schedule an appointment with our Cleveland home inspectors.