Browse Forums General Discussion Re: Drainage issue side of house 4Jan 22, 2019 7:07 am I 'recently' had to put in some AG drains and ensure a slope on my property. The reasons for it are different to yours. But nevertheless, I thought maybe my recent experience may help to a degree. In my case, I had a landscaper and a plumber for the job. The key job for me was concreting the perimeter of my house. One area is similar to the picture you've shared. Without the concrete, water would seep and pool in that area. This affected the house as it's on highly reactive soil. Long story short, the plumber was responsible for the AG and ensuring that it was directly properly to the storm water. He worked with the concreter to ensure the appropriate fall into the AG drains (I had 2 installed). Good luck. Re: Drainage issue side of house 5Jan 22, 2019 8:29 am You have several issues. There is water pooling next to the house and so I am assuming that you have only recently purchased in light of the house being 7 years old. I also have to assume that the house is not on reactive soil if there is no internal cracking, hard to close windows and doors etc. Am I correct? The water will be seeping to its lowest point and you also have slope towards the house. What type of surface does the neighbour have abutting the fence line? A real worry is that it appears that the DPC is barely above water level. Is this correct? You need to check this urgently. If so, the landscaping all down the side needs rectification and this will require a fair bit of labour. Slope requirement is for a 1:20 slope (50mm over the first metre). Surface drainage must transfer from a silt pit to the stormwater and a plumber licensed to do drainage must do this. Does the ground pool water only during heavy rain or at most times? 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: Drainage issue side of house 6Jan 22, 2019 8:39 am Hi SaveH2O, Q: I also have to assume that the house is not on reactive soil if there is no internal cracking I am not sure what type of soil it is on. How would I find this out? We have not see any issues with cracking or windows not closing. Q: What type of surface has the neighbour got abutting the fence line They just have their garden grass and some stones along the fence line. Q: DPC is barely above water level. Is this correct? As far as i can tell it is not very high above the level of the ground. Is there any standards as to how high it must be? If so, the landscaping all down the side needs rectification and this will require a fair bit of labour Who or where would I go to get this started? Thanks Re: Drainage issue side of house 7Jan 22, 2019 9:20 am d11n I am not sure what type of soil it is on. How would I find this out? We have not see any issues with cracking or windows not closing. I don't think that your area is known for highly reactive soils, if the water has been pooling against the house for 7 years and you are on H1 or H2, there would have been indications by now. There is a lot of information available online, soil maps etc. The council is also a good source but I don't think that there are any soil issues here. https://www.camden.nsw.gov.au/assets/pd ... mework.pdf d11n They just have their garden grass and some stones along the fence line. Yes, the water source is unintended seepage and an ag pipe would be the go. d11n As far as i can tell it is not very high above the level of the ground. Is there any standards as to how high it must be? "The height of a DPC, or flashing serving as a DPC must be not less than— (i) 150 mm above the adjacent ground level; or (ii) 75 mm above the finished surface level of adjacent paved, concreted or landscaped areas that slope away from the wall". The separation isn't only to prevent water ingress and allow egress, it is also an issue with termites and other pests. The 3 Part National Construction Code (NCC) can be downloaded free of charge. The 2019 updated edition will come into effect on 1 May 2019. d11n Who or where would I go to get this started? You need to decide as to what you want for the finished surface and go from there but whether you get a landscaper or concreter, they will have to work in with a plumber. Because you will require a silt pit, the plumber will have to know the depth of the stormwater connection. If you have a good plumber, he will know other good tradies he can recommend but finding a good plumber with integrity can be a challenge. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: Drainage issue side of house 8Jan 22, 2019 11:26 am Thanks for the advice SaveH2O, In regards to the DPC. Should i request the landscaper to lower the ground level by a minimum of 150mm? That's quite a drop compared to the land around it. Would this cause more issues with water running into my property from the neighbours? I have asked the council for the geo-technical report for my property so I should be able to see exactly what soil type we have. Regarding the silt pit. Are they normally placed just before the entrance to the storm drain at the front of the property? Thanks Re: Drainage issue side of house 9Jan 22, 2019 1:15 pm Great advice from SaveH2O but I would take a drill and put holes in your drains below downpipes shoe as low to the ground as possible for emergency drainage pending slope and drainage repairs. You will need two types of drains: spoon drains for surface water and ag drains for sub soil drainage. Lucky for you your drains are close by so its not rocket science. If after seven years of water pooling you don't have house damage you probably don't need to do too much other than surface drainage improvement. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Drainage issue side of house 10Jan 22, 2019 1:35 pm Thanks building-expert, Just so I understand you correctly. You would recommend: 1. Slope the ground away from the house 2. place an ag line in along the fence line 3. Would the spoon drain sit closer to the house than the ag line? Would both drains run to a silt pit or would the spoon drain do to the downpipe connection and ag line to a silt pit? Is it worth getting a building inspector out to offer the best way forward to resolve the drainage issues? Thanks Re: Drainage issue side of house 11Jan 26, 2019 10:31 am Hi Guys, First of all apologies for the terrible diagram I am not looking to concrete it. So based on your replies and a couple of discussions I have had, does this diagram look like the correct solution? Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ If this is correct: 1. how deep must the ag line be? Should it be at the same height as the slab? 2. where would the stormwater drain flow into? Re: Drainage issue side of house 12Jan 26, 2019 1:23 pm d11n Hi Guys, First of all apologies for the terrible diagram I am not looking to concrete it. So based on your replies and a couple of discussions I have had, does this diagram look like the correct solution? Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ If this is correct: 1. how deep must the ag line be? Should it be at the same height as the slab? 2. where would the stormwater drain flow into? Ag line must be at least 1 m away from slab edge and should be deeper than bottom of slab Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Drainage issue side of house 13Jan 26, 2019 2:24 pm d11n 2. where would the stormwater drain flow into? The plumber will know the location of the pits. EDIT: AS/NZS 3500.3 is a “deemed to satisfy” document listed in Part D2 of the Plumbing Code Australia (PCA) and contains sections on "Surface drainage systems – design” and “Surface and subsoil drainage systems - installation”. The PCA is Part 3 of the National Construction Code (NCC), the NCC can be downloaded free of charge. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: Drainage issue side of house 14Jan 27, 2019 10:08 am So looks like i guessed the width from the house to the fence line incorrectly. instead of it being 1.5m it is actually 1m, which means it would be incredibly hard to put an ag line in at least 1m away from the wall. Correct me if I am wrong but would the only option left be a retaining wall on the boundary and place an ag line on the high side? Obviously I would have to get my neighbours approval as well as councils. Would this realistically be the only option left? I would like to have someone come out and have a look: Who would be the best person to consult, that would know the standards and potential issues based on soil type etc? I feel a few landscapers I speak to just say throw in an ag line and you will be fine, some have said you can place it close to the house others keep it against the fence line, but when I speak to you guys you are giving me standards around slope and ag line distance from foundations, which I would like to meet but are hard due to the distance. I appreciate the responses so far just trying to get a clear way forward to resolve this. Re: Drainage issue side of house 15Jan 27, 2019 10:36 am Google "angle of repose" but you need to do something so basically just have the ag pipe as close to the fence as possible and definitely NOT next to the slab. You could finish the surface area with landscaping pavers and suitable ground covers and other grass like plants in between to help keep the soil from becoming too wet. In life, we should always try to turn a disadvantage into an advantage. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: Drainage issue side of house 16Jan 30, 2019 12:53 pm Interesting read, thanks guys. I have exactly the same issue, but the water is pooling on the fence line. See photo attached. I will contact a plumber to address this, and hopefully an Ag Pipe + silt pit fixes this. Can we use that pipe sticking out from the soil to connect the Ag pipe to? It's in the middle of the photo in between the brick wall and fence. I remember that the builder mentioned that they are inspection pipes and that we could put a drain on them or even seal them and leave them under ground. Given that I built on a P - E site, installing artificial turf + plastic underneath (which one?) around the perimeter is fine? Most people put concrete on the sides, but we are thinking on laying artificial turf. Additionally, would a "French drain" (PVC with holes at the bottom) work better than an ag pipe in this case? Thanks! Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Drainage issue side of house 17Jan 30, 2019 3:24 pm Use inspection opening to get rid of the water FAST, Far end of you puddle is almost at the slab edge Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Drainage issue side of house 18Jan 30, 2019 10:51 pm This is perhaps the definitive guide to stormwater management for our Australian homes. Compulsive reading, actually, once you get started! https://www.catchmentsandcreeks.com.au/ ... -print.pdf Re: Drainage issue side of house 19Feb 03, 2019 4:11 pm kks This is perhaps the definitive guide to stormwater management for our Australian homes. Compulsive reading, actually, once you get started! https://www.catchmentsandcreeks.com.au/ ... -print.pdf Re: Drainage issue side of house 20Feb 03, 2019 6:01 pm sweetswisssteel kks This is perhaps the definitive guide to stormwater management for our Australian homes. Compulsive reading, actually, once you get started! https://www.catchmentsandcreeks.com.au/ ... -print.pdf Yeah it is but my head hurt for hours afterwards Lol! Know exactly what you mean!!!!!! Hi HomeOne, I'm in the midst of landscaping a cat run down the side of my house, and the recent rains have me wondering if I need to install some sort of drainage. I've… 0 12283 13 6632 Thanks for the photos. You need to know whether the inflow or the overflow pipe is leaking and this is a simple process of elimination. INFLOW: The vertical riser… 4 4674 |