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Thread: Help with the Mother of all Drainage Issues!

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    Paul & Crystal's Avatar
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    Help with the Mother of all Drainage Issues!

    OK...I'm gonna make a long post here...

    We closed on this house on March 9 of this year. The sellers did disclose that the garage gets water inside when it rains. Ok...we thought they meant like a puddle. About two week ago, we got 4 inches of rain in one hour. The garage had a 3-4 inch deep river running through it!!! We were sweeping and squeegeeing it out the back garage door onto the back patio which has good drainage.

    Here are the photos I took while it was happening:

    This is looking up the street where the water comes from. You can see it is a straight downhill slope right into our driveway. By the way, there is no curbing and no under street drainage in this entire neighborhood. There is also a creek named Lightning Creek that runs all over south Oklahoma City and right through the middle of this neighborhood. This square mile or so was registered as a township when it was developed. It was developed in the late 50's. At that time, coming to this area of town was like driving out to the country.




    Here's the corner of the driveway where the water comes in like a river.




    This is the current that is created mid driveway where the river smashes into the standing water.








    Here's where it all ends up at the garage and around the side of the house.




    Here's my feet in "Lake Corner of the Garage."




    Here's the more swallow side of "Lake Corner of the Garage"...where our cars wade around.




    ok...now I'm starting photos from this morning in the daylight...I walked the property and tried to get every angle...

    This is coming out of the garage this morning. You can see there is standing water on the drive. This is from the rain we had two days ago. It was just off and on moderate showers for about 6 hours. The garage got a thin smallish puddle that stayed in the outside corner.






    Grate at end of driveway that previous owners installed to try and alleviate the problem...it's a joke. It doesn't even begin to handle the amount of water we get. I will show where it drains to shortly. Looks to be 4" PVC. It works...it just doesn't handle the volume. And the end point is not ideal. It is also not located in the most prime spot on the driveway to catch the most water. It's looks to be too far forward.



    Here's the corner where the river runs in.





    Here are views looking down the North side of the house and yard which leads to the equipment pad.







    Here is past the gate, still on North side of garage in yard going to equipment pad. You can see here we have a jerry rigged drainage gutter for the sump pump that's in the basement. That has got to be tied in to some kind of underground system. The water also runs down this side of the house to the equipment pad. The pad enclosure had 8 inches of water in it. Argh!!!! You can see that the previous owners tried the little trick of strategically taking out several bricks around the bottom of the fence in this area. The neighbors promptly cemented over these areas and that's when the fight began around here. We've been filled in by our neighbor to the West that they absolutely could not stand the lady that owned this house.





    Here's a nice little feature where the sand has washed out underneath the concrete and created a natural drainage underground water holding tank. There's a space between the concrete and the grass where you can turn on the hose and it will fill up with water in 50-100 gallons...I'm guessing. You can see there are areas of concrete that have been cut in several places over the years. I'm guessing to work on the clean out and drains that are along this strip. Photos up next.







    Here is looking South from the Northwest corner of the back of house. There is a drain clean out closest to the grass and then two drains that do underground somewhere...who knows where they end up...I guess in the clean out? These drains work well and water does not pond on the pool deck or patio.






    There is also a drain here on the inner patio itself. Miraculously it works. Still down know where the water goes. There are also two drain clean outs under the concrete in this inner patio area.



    And now going out the south end of the yard...this is the lowest area on the property.



    ok...back to the front yard. These are walking due south to the circle drive in front of the house. The french drain for the grate in the driveway goes across the yard here about 8-10 feet from the street. It goes under the circle drive and then diagonal in front of that hedge row and then comes out on that side of the yard. The opening is just the 4" pvc pipe sticking out in the grass about 8 feet from the street. The pics of the larger pipe hole and ditch right at the corner of the front yard is from a grated box that is on the other side of the street to catch the water that is rushing down here from the street that meets our property from the east. It is also a downhill grade right into the front yard. So there is a ditch there. I guess somebody around here got the city to install that. It is not an actual plumbed drain that takes the water to a proper drainage pipe somewhere. It just stops in the corner of our front yard and then supposedly the water goes on down the street. But it mostly just sit there in the corner of our yard.







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    <a href="http://s1146.photobucket.com/user/musicatokc/media/IMG_2714_zpswuhdoevg.jpg.html" target="_blank"><img src="http://i1146.photobucket.com/albums/o530/musicatokc/IMG_2714_zpswuhdoevg.jpg" border="0" alt=" photo IMG_2714_zpswuhdoevg.jpg"/></a>
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    So in this one you can see that the street is a constant erosion problem. The red brick mailbox is ours. You are looking West at that. So any water we put out here basically just becomes our neighbor's. There are a few people who have installed tin horns under their drives along this street going west.



    Whew!!! ....So we've had several companies and individuals out here to do estimates and give opinions. The first guy from a drainage solutions company here in Oklahoma wanted to expand the existing drainage grate at the end of the driveway to 8 inch pvc. He also wanted to run a french drain around the the North side of the house and clear out the missing brick holes at the bottom of the brick fence and dump it all on the neighbors. We are not up for that. And besides the neighbors can just block any openings on their side.

    The second guy was more of sideman guy. He seemed pretty with it and capable. His plan involved expanding the existing grate to 8 inches and moving it to a better place on the drive. He also wanted to put another grate closer to the garage doors and run a new french drain from that going north across the front yard under the front walkway to the porch and out past the mailbox, which will again put all that water in our neighbors drive and yard. He wants $6000.

    A man that owns a rooter company came out and basically had no answer.

    Another came out and said there is no solution.

    Another is coming out this Thursday with a laser level to tell us what he thinks.

    Sigh.....Any body?

    I'm wonder if I could make a buried water tank on the north side yard in back and sump pump it into the pool??? I know it would have to be filtered somehow. But this would save us on the water bill and contain the water.

    Ready for the brain storm session to begin.

    Thank you!

    Crystal
    60K 53 X 23 X 3'-10' IG Grecian Concrete aka "The Beast"
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    Re: Help with the Mother of all Drainage Issues!



    [img]http://i1146.photobucket.com/albums/o530/musicatokc/IMG_2569_zpskj8wfq72.jpg[/img]

    Instead of using the HTML coding, use the "img" tags. The above pic is the first one you posted. The coding below it is how it has to look when composing your message in order for it to show up.

    EDIT - I see you figured it out. The HTML is for websites - where you would want an image to appear on your webpage. Here you are posting to a forum (not a webpage) - most forums don't use HTML directly to allow images or other stuff in a message.
    Gene
    ​12,300 gal IG play pool - Pebbletec - built 10/1999 || Hayward S360SX 36" sand filter || Hayward Ecostar SP3400 VSP || A&A In-Floor cleaning system || Quik Water Leveler || Quik Dek-clor (limited use)
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    Paul & Crystal's Avatar
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    Re: Help with the Mother of all Drainage Issues!

    Oh brother. What a photo bucket disaster. I have a multiple repeat of at least one and none of several. I'll have to fix it later. Grandkids are here to swim!!!!
    60K 53 X 23 X 3'-10' IG Grecian Concrete aka "The Beast"
    TF100 XL with Speed Stir
    Dolphin M500 aka "The Beast Master"
    Sta Rite Max E Pro 2 HP - Hayward Pro Series Sand Filter S310T.
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    Re: Help with the Mother of all Drainage Issues!

    I would GO TO your town building officer and talk to them. See since the town's pavement and lack of any engineering (multiple layers of asphalt) is causing the water to run onto your property -- I would think that they should fix it.

    My mom had a similar issue in CA and they fixed the road in front of her house.

    If the town refuses to help -- you could get a lawyer to make them fix it. You can see at one point your driveway was higher than the road.

    If this does not work --- I would advise to get either bids from a couple of paving contractors to build a berm in front of your drive. Also ask for their advise.

    If you don't want to do either of these or want to try another method -- hire an engineer. I would actually use their plans (and or report) to go to the town and demand or ask nicely for a solution.

    Any simple DYI solution is not going to fix the problem - and of course you could use sand bags.. but where is the water going after it passes your house.

    My take is that the town should install a culvert and drainage pipe in front of your home ( meaning a concrete box with a steel grate over it) that connects to a 12 inch drain pipe (at least) that takes the water to the correct outlet. This amount of water must be going somewhere after it passes your home...

    Again if you look at this water under your pool deck is this the reason it is sinking.

    Anyway that's my take...
    B
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    Re: Help with the Mother of all Drainage Issues!

    {PS I would also go back to your Realtor and see if they seller failed to disclose something MATERIAL or tried to hide the problem.
    25k 20x40 Gunite w/ integrated Spa & Caribbean Blue Plaster, Curved Bluestone Coping, Deck Jets
    Pentair Easy Touch/Wireless, Sta-Rite Intellipro SRVS Pump, Intellibrite Lights, & Pentair IC40 Cell, Sta-Rite 450sf Cartridge filter
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    Re: Help with the Mother of all Drainage Issues!

    What a problem! OUCH on the amount of water coming down and IN

    If the water was not allowed to come down your driveway where would it go? Is there any where for it to go that will not mess up someone's home/yard?

    What would happen if a way could be found to make it go down that other street? Where will it end up?

    I agree it looks like the street has been paved over more than once. I bet that is not helping at all

    Enjoy your grands. We will keep working on this and see what ideas come out.



    Kim
    TFP Moderator 33x52 round AG 25,600 gals Sand Filter 1.5hp Pump - 2 Speed, SLAM, Pool School, Recommended Levels, Recommended Chemicals, Pool Math, Chlorine/CYA Chart, TF-100 Test Kit

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    Re: Help with the Mother of all Drainage Issues!

    I agree with the others that the first step is for the city to fix the street to not dump on a driveway like that and a small bump at the end of your driveway would just be a bandaid. I would also follow up with the realtors because that isn't a small oversight on the seller or realtors part.
    18x36 Vinyl, sports depth, 8' Roman steps at each end. Hayward 1.5hp 2speed pump, catridge filter, 2 skimmers, no main drain, 3 SR Smith Treo LED lights

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    Re: Help with the Mother of all Drainage Issues!

    The drainage grate across the driveway will help if you can discharge it into the storm drain (or somewhere downhill of your lot). Maybe add another grate (larger) in front of garage.
    Perhaps a small asphalt speed bump at entrance to drive to divert water on street past you driveway. Maybe city/county can help, but if your on your own the above suggestions might make it more tolerable.
    20K gal In-ground pool with raised Spa overflowing into pool; two Jandy Sheer Descent waterfalls; Pentair IntelliTouch i7+3, IntelliChlor, IntelliPH, 3 SAM/SAL lights, Pentair FNS60Plus filter, two 1.0 HP WhiperFlow pumps, Jandy/Compool auto-valves, RayPak Heatpump, RayPak 406A LP spa heater, Polaris 360 PS Cleaner. Patio and deck lighting by Volt; Volt 600W landscaping transformer; Webber grilling station

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    Re: Help with the Mother of all Drainage Issues!

    Quote Originally Posted by CountryBumkin View Post
    The drainage grate across the driveway will help if you can discharge it into the storm drain (or somewhere downhill of your lot). Maybe add another grate (larger) in front of garage.
    Perhaps a small asphalt speed bump at entrance to drive to divert water on street past you driveway. Maybe city/county can help, but if your on your own the above suggestions might make it more tolerable.
    That is what I was thinking as well. That is why I asked where the water would go if she could get it down that road.
    TFP Moderator 33x52 round AG 25,600 gals Sand Filter 1.5hp Pump - 2 Speed, SLAM, Pool School, Recommended Levels, Recommended Chemicals, Pool Math, Chlorine/CYA Chart, TF-100 Test Kit

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    Re: Help with the Mother of all Drainage Issues!

    Mother of all posts!


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    Re: Help with the Mother of all Drainage Issues!

    So true Sammy! I was trying to cover all the bases and was using photo bucket for the first time. Thanks all who have posted their take on the situation. We are mulling over our options. I do think the city needs to step up here. I'm just clueless on how to go about it.
    60K 53 X 23 X 3'-10' IG Grecian Concrete aka "The Beast"
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    Re: Help with the Mother of all Drainage Issues!

    BTW, In CA the neighbor must accept historical flow from your property and cannot block it. This applies in older areas such as this if the terrain is close to what it was before development after the development and in new areas where most of the original flow patterns are being maintained and only a building pad is being constructed. IDK if that applies where you are or not but when you talk to the city engineer it is worth bringibg up.


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    Mod Squad kimkats's Avatar
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    Re: Help with the Mother of all Drainage Issues!

    First step-look up your city road department. Look what I found:

    https://www.okc.gov/departments/publ...ge-maintenance

    Keep a log of who you call-name and phone number. Go from there. One person will lead to another until you find THE one who can help you.

    Let me know how I can help. I am good at this kind of thing.

    Kim
    TFP Moderator 33x52 round AG 25,600 gals Sand Filter 1.5hp Pump - 2 Speed, SLAM, Pool School, Recommended Levels, Recommended Chemicals, Pool Math, Chlorine/CYA Chart, TF-100 Test Kit

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    Re: Help with the Mother of all Drainage Issues!

    Kim...you are awesome at everything! Thank you so much. I will start working on it. Paul has some drain people coming out here Thursday to run scopes through all the drainage around the pool to find out where it goes and if we can tie anything into it. Even if we do get the city to fix their botched road and non-existent drainage, we need more drainage on that side of the house. Sure would be nice if they would put some curbs with real drainage in here. I will keep you posted!

    C
    60K 53 X 23 X 3'-10' IG Grecian Concrete aka "The Beast"
    TF100 XL with Speed Stir
    Dolphin M500 aka "The Beast Master"
    Sta Rite Max E Pro 2 HP - Hayward Pro Series Sand Filter S310T.
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    Re: Help with the Mother of all Drainage Issues!

    Sammy...very interesting that you bring that up. No one in here wants any more water for sure. Everyone is quite happy for this property to take the brunt of all the storm run off. We have a river running through the garage...lol. I have a feeling people are going to be pretty upset when we find a way to put the water somewhere else. Sigh...I don't want to put it off on others, but the city really needs to step up here. It's a huge undertaking. I'm trying to keep my chin up about it and believe that this fell onto us because we are the ones who will get it taken care of.

    C
    60K 53 X 23 X 3'-10' IG Grecian Concrete aka "The Beast"
    TF100 XL with Speed Stir
    Dolphin M500 aka "The Beast Master"
    Sta Rite Max E Pro 2 HP - Hayward Pro Series Sand Filter S310T.
    My Pool Thread: Old School Pool

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    Mod Squad kimkats's Avatar
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    Re: Help with the Mother of all Drainage Issues!

    Oh I LOVE that Paul has someone coming out to map out the drainage. That is a wonderful first step! Learning what you have will help plan for the future of no more rivers in the garage.

    For me sometimes it is hardest to figure out the first step. Once I break through that I am on my way. I am glad I was able to ease that step for you!



    Kim
    TFP Moderator 33x52 round AG 25,600 gals Sand Filter 1.5hp Pump - 2 Speed, SLAM, Pool School, Recommended Levels, Recommended Chemicals, Pool Math, Chlorine/CYA Chart, TF-100 Test Kit

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    Re: Help with the Mother of all Drainage Issues!

    Update...Thank you all for the ideas!

    On the legal front...we love the house. Yes, they probably could have been more descriptive about the exact nature of the drainage issues...and we could have asked more questions. We hired our own inspector and he did tell us that there was water around the house. We just never imagined. I thought they were talking about a puddle and the house has been here for 50 years and looks pretty solid. I have found out some interesting things in talking to some neighbors. The seller really did a lot to the house. It was in pretty bad shape when she got it. She was more involved with the inside of the house and got a divorce at some point, so there was no man here to handle the outside or maybe he just wasn't into it when he was her. But in any case, we are not really the litigious type. We are here now...and I have some ideas.

    On the City front....yes...they probably should have to fix it. I am going to pursue a couple of contacts I have that might be able to help. For 15 years, I lived next door to the grandson of the man who developed this entire township. The grandson also happens to be a successful land developer both residential and commercial and right here in this neck of the woods. If anyone knows who to contact, he will. Even so...I don't hold out much hope...and even if we did get some relief from there, it will take years...not to mention soooo much of my time and probably money. Meanwhile, the thunder rolls.

    OKC made the national news today with some wind and hail. Yesterday, Paul cleaned out the drainage grate and French drain that is already at the end of the drive. It helped tremendously just being cleaned out. We only got a puddle in the garage with a pretty decent one hour downpour and off and on showers all day. This is a hopeful sign!

    So…We are looking into dry wells.


    IMG_2785.jpg


    Does anyone have any experience with these?

    I am also looking into rain barrels. There are so many beautiful urns and sturdier residential types, then there are the industrial looking type, and there are the rudimentary.

    For example:

    IMG_2781.jpg

    Has anyone used these? Can I put this rain water in the pool? As you can see, they can be linked. We have several down spouts around the patio and back yard. I’m thinking I can get several hundred gallons of water out of the mix and away from the house with these. I know I will have to get many to handle as much as possible, but I have the space and actually it would look nice if done well. If I can put it in the pool…BONUS! I am putting a lot of water on this pool already.

    If you have any experience or thoughts please chime in!

    Thanks!

    Crystal
    60K 53 X 23 X 3'-10' IG Grecian Concrete aka "The Beast"
    TF100 XL with Speed Stir
    Dolphin M500 aka "The Beast Master"
    Sta Rite Max E Pro 2 HP - Hayward Pro Series Sand Filter S310T.
    My Pool Thread: Old School Pool

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    Mod Squad kimkats's Avatar
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    Re: Help with the Mother of all Drainage Issues!

    Those first ones look just like what was put down for our drain field for our septic system. They are said to work great. We have not not had any issues with them at all so far

    You sure CAN use rainwater for your pool! Many people set up systems just to do that. Free water that is low in CH and such.

    Sounds like you are on the right track on "fixing" the water problems. A step at a time-clean up the drainage system you have now. See what you can do to boost or add to it. NICE!



    Kim
    TFP Moderator 33x52 round AG 25,600 gals Sand Filter 1.5hp Pump - 2 Speed, SLAM, Pool School, Recommended Levels, Recommended Chemicals, Pool Math, Chlorine/CYA Chart, TF-100 Test Kit

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    Re: Help with the Mother of all Drainage Issues!

    I have rain barrels at all of my down spouts. Unfortunately, even when empty they fill up really fast during a gully washer. And once full, they are no help in drainage. Mine never drain completely and the water in the bottom can get pretty nasty so I would be hesitant to put any in the pool.


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    Re: Help with the Mother of all Drainage Issues!

    Jagger...I wondered about the water trapped at the bottom. Seems I should look into the barrels with a lid or at least an opening on top. I was also thinking of putting bleach in the water if it had to sit more than a day but I think I would be using it up very quickly. I am able to daisy chain several barrels to increase capacity. I think I'll just start with a couple though and see how I like it. Thanks for the reply!
    60K 53 X 23 X 3'-10' IG Grecian Concrete aka "The Beast"
    TF100 XL with Speed Stir
    Dolphin M500 aka "The Beast Master"
    Sta Rite Max E Pro 2 HP - Hayward Pro Series Sand Filter S310T.
    My Pool Thread: Old School Pool

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