Software
Houzz Logo Print
cindy_everett

Drainage Disaster on New Build

3 years ago

Hi, we built a new house with a detached garage and breezeway. We had to switch builders at the midway point. Unfortunately for us not before he moved our detached garage 10 feet towards the house due to a presumed issue with side access to the garage and the property line.

HOA doesn't allow front access.

Closing in the spaces has created a sinkhole. The house is a ranch and all the water from the long roof plus the garage roof all converge in this spot. Our architect recommended a catch basin underground and run the pipe out back. Our builder/ grading person didn't pick up on the "underground" part of the discussion so now we have an open drain with standing water and mud surrounding. The area is sinking in way below where it was installed. Does anyone have any ideas for this mess? Any advice is much appreciated! We originally thought to concrete it in but the breezeway landing is a little lower than the garage porch. so when the concrete was poured the builder did this as a solution:




Comments (11)

  • PRO
    3 years ago

    Rerun the gutters and downspouts?

    Cindy Everett thanked Joseph Corlett, LLC
  • 3 years ago

    You want to move the water from the roof away from the house. There are lots of ways to do this. Possibly the easiest is to put the downspouts elsewhere. like on the other side of the building. While you do it, put in some rain barrels. That will reduce the water when it rains and give you free water when your lawn needs it.



    Cindy Everett thanked Sigrid
  • 3 years ago

    The water is an easy one. Discharge the downspouts straight into underground pipes that lead out to the back yard, can't tell but hopefully it is lower back there. Right now that little breezeway area is all backfill, and since the discharging water has to run on top the ground to get to the catch basin (drain), it is soaking into the ground first and settling the soil.

    Looking ahead, that would be a strange area to leave grass. I would think about installing a stepped up concrete pad that is flush with the garage porch elevation, coordinating with whatever plans you have for a hardscape patio in this "courtyard." There should be no need for a floor drain if you slope this outward, and regrade a little along the house porch step so it is not running towards this breezeway area. And please use rigid solid pipe instead of the corrugated pipe to discharge the downspouts to the back yard.


    Cindy Everett thanked 3onthetree
  • 3 years ago

    Thank you all very much for the ideas. We honestly thought it was going to be run underground until we saw what they did. Looks like the cheap way.

  • 3 years ago

    3onthetree the weird thing is that the breezeway landing is a little lower than the garage porch. Who knows why. I think that's part of the head scratcher for these guys. I may have to settle for a little step onto the garage porch in order to get the slope going. Maybe that plus the new location for the downspouts. Thank you.

  • 3 years ago

    I think (pics incomplete) your house breezeway door is at breezeway slab level, which matches interior garage slab level, which is at driveway level too, if so that would have been the contractor's reasoning.

    This is what I had in my head for the step up. The step could continue with the same brick (reuse some may be possible) as the rest.



    The downspouts I had thought maybe moving the house one back against the wall instead of down the cedar post, and the garage one around the corner on the other face. But to do that one or both (can't tell from pic) might require an extended gutter, so didn't mention it originally. But it might be better if this outdoor breezeway is a high traffic area from the driveway.

    Cindy Everett thanked 3onthetree
  • 3 years ago

    Thank you very much for the visual. I am going to pursue this. I think it's the best scenario for water control. Do you think we should still do the underground catch basin with the gutter buried straight to it?

    All under the concrete?

  • 3 years ago

    I can provide more pictures, which angle from the courtyard?

  • 3 years ago

    I don't think you need any catch basins at all. A catch basin is just a bin that collects water from a grade drain and might also be where multiple pipes converge, which then can be routed somewhere else. Any concrete work that is done should be sloped away from house, negating the need for any surface drains.

    The gutters should just be piped directly to the back yard in rigid solid 4" pipe. You want the mass of water (the big roofs you explained) to get away as fast as possible and bring any debris that might come with it. Corrugated pipe does not do that as well (debris gets caught, water sits in pipe, dips/valleys and horizontal waviness), and catch basins also hold water at the bottom and collect debris.

    Also, you should run all the downspouts (at very least all of the ones in the courtyard) to the back, not just these two in the breezeway. No gutter should be dumping right up against the house.

    Cindy Everett thanked 3onthetree
  • 3 years ago

    Thank you very much. We are going to try to find a decent concrete person/mason. I believe our existing concrete was poor quality. We found someone to bury the downspouts. I appreciate the input.