Please contact our webmaster if you find broken links. Water-Managed Site and Foundation. Drain tile level or sloped to discharge to outside grade daylight or to a sump pump.
If drain tile is on interior side of footing, then channel provided through footing to exterior side. In an existing home e. Additionally, a drain tile is not required when a certified hydrologist, soil scientist, or engineer has determined that a crawlspace foundation, or an existing basement foundation e.
Exhibit 1 Mandatory Requirements. Section R Drains must be provided around all enclosed concrete or masonry foundations that enclose habitable or usable spaces and retain earth. Drainage tiles, gravel or crushed stone drains, perforated pipe or other approved means must be installed at or below the area to be protected and must discharge by gravity or mechanical means into an approved drainage system.
Gravel or crushed stone drains to extent at least 1 foot mm beyond the outside edge of the footing and 6 inches mm above the top of the footing and covered with an approved filter membrane material. The top of drain tile open joints must be protected with strips of building paper, and the drainage tiles or perforate pipe must be placed on a minimum of 2 inches 51 mm of washed gravel or crushed rock at least one sieve size larger than the tile joint opening or perforation and covered with at least 6 inches mm of the same material.
Retrofit: , , , , and IRC. Additions, alterations, renovations, or repairs shall conform to the provisions of this code, without requiring the unaltered portions of the existing building to comply with the requirements of this code, unless otherwise stated.
See code for additional requirements and exceptions. Appendix J regulates the repair, renovation, alteration, and reconstruction of existing buildings and is intended to encourage their continued safe use. Water management is an important part of the design, construction, and ongoing maintenance of a home. A complete water management strategy will deflect water that comes in contact with the building envelope and also divert the water down and away from the house where it can harmlessly flow away.
In an existing home, it is possible that no footing drain pipe was installed around the foundation of the home, or that if one was installed it has since gotten clogged by dirt or roots or broken by landscaping or other excavation activities.
Indicators of a missing, clogged, or broken drain pipe include water collecting in the basement or crawlspace. However, water in the basement or crawlspace could also be due to other factors.
Before undertaking the expense of drain pipe replacement, confirm that:. After checking and correcting anything needed on this list, if there is still elevated foundation moisture present, excavate and install drain tile perforated plastic drainage pipe as low as possible along the exterior or interior of the basement or crawlspace walls to provide drainage around the foundations.
See the scope and description tab of this guide to learn more about why, where, and how this pipe can be installed. Also see the guides on foundation wall drainage systems and exterior insulation for existing foundation walls ; if the foundation walls will be excavated, waterproofing, insulation, and drainage plane material could be added at that time for relatively low additional cost. For more information on factors to consider when working in and around the basement or crawlspace, see the Pre-Retrofit Assessment of Crawlspaces and Basements.
For additional information, see the U. More Info. Access to some references may require purchase from the publisher. Pacific Northwest National Laboratory U. Environmental Protection Agency. A well-sealed foundation will help keep water from entering the home, but a footing drain tile helps complete the protection by carrying water away from the home to be safely discharged. The footing drain tile is made up of a perforated drain pipe wrapped in landscape fabric to stop the pipe from clogging with loose sediment.
Drainage pipes may be purchased with pre-installed filters, or landscape fabric can be used to create a filter on site. Laying the drain pipe on a gravel bed and backfilling with gravel will help encourage good drainage. Anti-clog foundation drains help drain water away from the perimeter footing. What this means to you is peace-of-mind knowing your home has a comprehensive set of measures that minimize the risk of water damage in your basement.
The Building America Field Kit allows you to save items to your profile for review or use on-site. Sign Up or Log In. Footing Drain Pipe Print. Excavate a trench or series of connected trenches to accommodate the perforated drain tiles.
Use a shovel to cut up sections of turf and place them, as intact as possible, on a tarp for later re-vegetation.
Create a trench between about 1 and 2 feet wide, depending on the extent of the drainage issue. Necessary trench depth also varies. If the drain tiles are implemented primarily to protect the foundation from subsurface water, dig the trench up to 6 feet deep.
If the primary concern is surface water, a trench only 2 feet deep will suffice. Make sure that the trench extends to a suitable outlet like a ditch, drain field or dry well. Slope the bottom of the trench to facilitate a water flow away from the structure.
Use a laser level or stakes, string and string level to establish the slope. Line the shaped trench with filter fabric or landscaping cloth if the soil is particularly silty and there is concern that it could easily clog the drain tile. The water outlet is simply the place where the collected water flows to. It can be one of two places:. If you build on a hillside, your drain tile will simply 'daylight' or come to the surface.
This happens naturally because the drain tile pipe is installed nearly level and as the ground falls away from the house at some point the pipe will be visible. If you build on level ground, you have to install a sump pit.
A sump pit is usually installed inside the basement of your home. The pit is nothing more than a buried plastic container that resembles a garbage can. It's large enough for a sump pump to rest at the bottom. The drain tile pipe runs beneath the footer to this sump. The collected water is then mechanically pumped from the sump. Yes, sump pumps stop working and the basement or crawlspace floods. They typically fail in big storms when there are extended power outages.
Some people say to extend the drain tile pipe to an underground dry well. A dry well is a large subterranean pit filled with gravel. These pits work well only in places that have very open gravel soils. Not many places have this soil. In most places, the soil is dense clay and the dry well fills with water and the water then backs up against your foundation.
Drain tile pipes work best when placed alongside a foundation footing, instead of on top of the footing. By placing the pipe alongside the footing, you lower the water table below your basement floor another inches. In new construction, install the drain tile immediately after the footing forms are removed. Cover the pipe with gravel to a level flush with the top of the footer. If you choose to wait until the foundation is poured, there will be less room to work in, the side walls of the excavation could cave in, or extra concrete from the foundation pour could fall into the hole and have to be removed.
Believe me, it's faster and easier to install the drain tile pipe and the first layer of gravel without the foundation walls in the way. After the foundation walls have been waterproofed you begin step two. Backfill over the pipe with at least a three-foot-thick layer of gravel. If you can afford it, backfill with gravel to within 18" of the finish grade.
You must think long term. Remember, it will be virtually impossible to dig up and add gravel in the future when your basement is leaking. The extra money spent now is well worth it.
Once the gravel is in place, cover it with a inch thick layer of straw or a single layer of 15 roofing felt paper. This barrier will prevent the silt from the backfill dirt from clogging the gravel and drain tile. To really ensure your basement or crawlspace stays dry, install a Linear French Drain around your home once it's built. I created a fantastic step-by-step Streaming Video showing you how to do this. Sign up to my newsletter to receive expert advice for your home!
Complete the form below and each week you'll get:. Foundation drain tile is installed wrong by most builders. They don't understand how water moves through the soil.
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