Drainage & grading
Fix where the water actually goes before it costs you a foundation.
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What's included
Standing water, a damp basement or crawlspace, or a soggy spot that never dries out almost always traces back to grading — not a mysterious plumbing issue. The fix is usually invisible once it's done, which is exactly why it gets skipped or done wrong so often.
The baseline standard we build to is at least a 2% slope — about a quarter-inch of drop per foot — away from any foundation for the first 10 feet. Utah's dense clay soil makes this even more important than in sandier climates, since clay holds water rather than letting it soak away on its own.
Where surface grading alone can't solve it — a low point with nowhere to drain, water coming from a neighboring property, or a downspout with nowhere good to go — we use French drains, area drains, or dry wells tied to daylight or an approved discharge point, rather than just moving the problem a few feet over.
How it works
Step by step, here's what actually happens on site:
- 1Grading survey — checking where water actually flows during a real storm, not just where it's supposed to go
- 2Regrade to establish at least a 2% slope away from the foundation
- 3Install a French drain, area drain, or dry well where surface grading alone isn't enough
- 4Tie drainage into daylight or an approved discharge point
- 5Verify the fix with a hose or water test before finishing any surface over it
Why Ironwood
We test drainage before covering it up with a patio, sod, or planting — not after there's already a complaint.
Correct grading is invisible once the project is finished, but it's the difference between a yard that sheds water correctly for decades and one that pools against your foundation again in a couple of years.
We size drainage solutions to Utah's clay soil, which drains far slower than sandier soil and needs to be planned for, not assumed away.
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Drainage & grading FAQ
My basement or crawlspace gets damp after it rains — is that a drainage problem?
Very often, yes. Poor grading directing water toward the foundation is the most common overlooked cause we find, ahead of an actual plumbing or foundation issue.
Do I need a French drain, or just regrading?
Depends on the site — regrading alone solves a lot of cases, but a low spot with nowhere to drain usually needs a French drain or area drain in addition. We'll assess it on a walkthrough.
Does drainage work need a permit?
Usually not for regrading or a French drain tied to your own property drainage, though we'll flag anything that does based on your specific site.
Can this be added under an existing patio without tearing it out?
Sometimes partially, but correcting drainage under an existing hardscape usually requires removing and resetting that section — we'll tell you honestly if that's what your situation needs.