A common layout with a built-in water problem
Much of Englewood was platted on narrow lots, and many houses sit only a few feet from the property line. The side yard between two bungalows is often a shaded strip of packed dirt, gravel or concrete walkway. Each roof sheds water toward it. Downspouts on both houses frequently end right at the corner of the foundation, sometimes with a splash block that has sunk or tipped toward the wall.
Over the decades, the soil in that strip settles. Concrete walks crack and tilt toward one foundation. Somebody adds a raised garden bed or a fence footing that blocks the path water used to take toward the street or alley. The result is a narrow channel that holds water against whichever basement is lower. A homeowner sees seepage on that one wall and assumes the foundation is failing, when the real cause is a few feet of ground sloping the wrong way.
Basement with flood-cut walls drying. Example of the work involved; the photo does not show a specific property or a job for this site.
Sorting out the side yard
Watch the strip during a real rain before deciding. Take a short video; it settles disagreements quickly.
- IfYour own downspout empties within a few feet of the wet wallExtend it, or route it through solid pipe toward the front or back yard where the ground falls away.
- IfThe neighbor's downspout discharges toward your wallShow them the video and ask whether it can be turned or extended. Most people are cooperative once they see the water.
- IfA walkway slopes toward your foundationAsk a concrete contractor about mudjacking or replacing that section with a slope away from the house.
- IfThere is no slope available because the strip is flat between two wallsA shallow swale or a surface drain that carries water to the front or alley may be needed.
- IfWater still collects after downspouts and grading are fixedConsider whether groundwater, not surface water, is the issue, and look at interior drainage options.
Side yard checklist for a dry afternoon
General information for Englewood, not a quote or professional advice. In an emergency, call 911.