Please note: this page contains reviews and opinions sent in by Berkeley Parents Net subscribers. Your own experience may be different. Please always check references before hiring!

2011 - 2012 Recommendations

Contractors for water leaks

Has anyone hired Karl Kardel or Dan Lynch concerning rain leaks?

What is most interesting to me is that one of the main leaks that we were concerned with was resolved by putting a cover on an attic vent -- a solution that was not in Karl's analysis. We still have one that alludes us but Karl said it was a roof issue and it is not.

If you need to use Karl as an expert witness in a court case, however, he's your man. Slick, bowls over anyone with his non-stop talking, sounds like he knows everything there is to know about leaks and what other contractors have done to cause them. People can be so impressed with someone who seems to have all the answers and Karl is the king of 'I know everything'. Hope that helps... not impressed

Underground springs in Kensington

We live in Kensington where there are underwater springs. We want to have someone excellent come out to answer some questions for us about the state of our lot and accumulation of water in certain areas, suggestions for french drain etc. Looking for very reputable professional/company.

Soils Engineer - basement drainage problem

I'd like to ask if anyone can recommend a soils engineer with whom they've had a good experience (or alert me to one with whom they haven't had such a good experience)? I have basement ground water intrusion in a hillside house that fairly recently had french drains and a sump pumb installed. The work was completed in the last year (as a bank-owned property, prior to my owning the house) and simply isn't sufficient when heavy rains bring extra groundwater. I'd like to have a soils engineer--or possibly a structural engineer with drainage expertise--draft a plan that would provide adequate drainage for my house. At this point, I don't need a contractor but rather someone to put together a plan. Thanks much! William

Moisture seeping into slab floor

Hello everyone, We are in need of a solid contractor and/or engineer to assess our needs (opinion, plan, and drawings if necessary) and hopefully perform the corrective action necessitated by the problems we are having with our yard. Apparently, we have excessive moisture seeping into our on- grade concrete slab floor that in turn evaporates up and creates excessive humidity in our home (built early 1960s) which is the perfect environment for mold growth.

We already have calibrated moisture readings showing that the concrete moisture is much higher at the perimeter walls of our home (even in August 2011 - had been no rain since June 2011). Tacks trips on perimeter walls under the carpet show moisture wear, carpet tack nails are rusted, and underside of carpet has rust spots from nails. The problem gets much worse in the rainy/winter season.

Proposed solutions have included: [1] removing dirt from the entire yard to lower grade relative to the exterior stucco of our home [2] trenching down 11 ft to the floor of our garage beneath us to install a proper drainage system along the side of the property [3] installation of waterproofing membrane/weep screed to our stucco exterior [4] installing or improving waterproofing of retaining wall that surrounds our yard and our subterranean garage.

Like everyone, we are looking for a knowledgeable, reasonably priced, solid professional (contractor, builder, engineer or multiple persons if that's the way this works) with significant experience in foundation/drainage issues. Whether the water is seeping into the side of the slab during rains (as we suspect) or there is a concealed broken pipe or something else, we really need help.

Thank you all in advance for your recommendations.

Best

Who To Call for Backyard Drainage Help?

Our backyard appears, at first glance, to be fairly flat. However, as proven when it rains heavily, there is actually a tilt towards the house. This means that, when it rains, we end up with a HUGE 'lake' piled up next to the house. We have a slab foundation so we don't need to worry about leakage into a crawlspace, but I'm pretty sure that having that kind of water next to the house isn't a good thing. I honestly don't know who to call about fixing this. Do I need a french drain installed? Are there other fixes possible? There appears to be a drain on the side of the house (going where?) and maybe we could tie a drain into that one? Who would do this kind of work? Do I need to call a plumber? Are there such things as Drainage Specialists for landscaping? Clueless

2009 - 2010 Recommendations

Need a French drain in Walnut Creek

I need to find person or company that can put in French drain in backyard in Walnut Creek. If you've had a good experience or can recommend a good lead, pls let me know. Thanks. --WC homeowner

Drainage Specialist Needed

Looking for a real master who is adept in older drainage systems and weep holes. Probably needs to have a camera to try to figure out how this system is laid out. Thank you in advance.

Water leaking into room from deck above

We have a roof deck that opens out from a room on our third floor, and sits on top of a room on our second floor. For the second year, water is leaking in through the ceiling of the second floor room from the deck above when it rains. The floor of the deck is tile - we're not sure what is underneath the tile (we moved in 2 years ago). I have heard that these types of decks are extremely difficult to water proof, and that we could spend thousands of dollars pulling up the tile and re- roofing the floor of the deck, only to have it fail again in a few years. Has anyone successfully waterproofed this type of deck and had it hold long term? If so, how did you do it / who did you use to do the work? Also interested in other potential solutions, such as an awning. We looked into enclosing the deck and turning it into a room, but that would cost more than we want to spend right now. Thanks!

That said, a carefully planned and executed project is possible to give you a dry house. Options for decking besides tile exist, all roof decks require maintenance though. Removable wood sections over a roof membrane, Gaco rubber paint over new deck surface, new tile over a metal pan. etc. etc. The well designed enclosed porch space is also a great idea. I have two roof decks on my home, they haven't leaked for 6 years, but need annual or bi-annual attention (maintenance and love and keeping it clean).

2008 Recommendations

We need a contractor/detective to track down the source and repair an exterior wall leak. Moisture is seeping into the house near the top of a wall on the lower level of our house and does not appear to be related to the roof or gutters, but may involve the chimney. This leak has already stumped a couple of contractors, so would appreciate recommendations for a supersleuth. Thanks! Leaky

I am looking for a drainage contractor work on our basement remodel. We will need to install proper drainage below our new concrete slab, as well as new drainage pipes along the side of our house. If anyone has a good contractor to recommend for this job, please let me know! Lyndsay

2007 Recommendations

I am looking for a good, resonable priced, drainage expert, someone with experience in putting in ''french drains'' which is what I've been told I need to fix a water leak in my home.

After they finished the drainage, it rained the next day so Mark was able to show me exactly how the new system was working. They also built us a great new deck using geo-deck (like Trex) and fixed the foundation. They completed all of this work (including drainage) in two weeks.

Mark also pointed out that our pond was most likely leaking and adding to the drainage issue (he was right). He and his crew even fixed a sad, broken doorknob for us as they were waiting out a rainstorm. I wish they did kitchens! We will definitely use them again for our seismic upgrade. Highly recommended. Their number is 510-527-1725. Missy

I am wondering whether anyone has any feedback about Karl Kardel. If you've used his services for your residence. I would like to know about your experience and if you think it was worth the cost. Thanks! East Bay homeowner

French Drains

Hello, we are going to do backyard demo (asphalt and old garage) and then put in french drains and a yard. The first thing we need is a demo guy with insurance, b/c the garage is up against our neighbors garage. Ideally, the demo person could also do the drains and maybe even the fences, etc. Thanks for your suggestions, lruss

We've been living with a muddy, swampy backyard lawn (and subsequent flooding in our basement on rainy days) for 6 years now, and are ready to fix the problem...I found reviews from 4 years ago--anyone have recent experience with an honest, smart contractor who can fix this type of problem? Thanks heidi

Mark not only fixed the swamp in the backyard, but his recommendation for putting a drain in the basement was much less expensive than the french drain other contractors had suggested. Everything works beautifully, and our basement stayed dry even during last year's super rains. I don't think you can go wrong the MW Construction. Good luck. claudia

2006 Recommendations

We couldn't have been more pleased with Mark from MW Construction (510-527-0705). We had three people come out to take a look at our basement which flooded any time there was more than a moderate amount of rain. Each person had something different to recommend. We finally called in an drainage consultant (Tom Anderberg - 510-482-2779 ), who said of the three approaches he'd do something most like Mark's design.

We were not only pleased with the result (our basement was dry during the most heavy rains last spring), but the service was exceptional as well. Mark and his workers were very professional, they cleaned up each day, and got the job done in less time than promised. Mark even called and came back after the first heavy rains to make sure everything was working. I can't recommend them more highly. Katrina

After getting recommendations for Mark Wijsen (MW Construction) from this site, my husband and I called him to take a look at our drainage problems. He came over and was very friendly and helpful. He provided us with an estimate, which was significantly less than the other two contractors we had come out. We were going to hire him and asked him to come back out and walk us through the work he was planning to do. When he came back, he was a completely different person. When we asked him questions, he gave us short answers and acted like we were troubling him. I would not recommend him. I was surprised at the way he conducted his business. Mildred March 2006

I am posting a recommendation for the services of Manuel Garcia. Manuel helped us resolve a problem with water pooling around the foundation we replaced three years agao. We were so impressed with him. He changed the location of our sump pump after he pointed out that the water was actually pooling in a different area than where we had been advised to place it. He also installed French drains for us, even working in the rain (as he said, he ''wanted to see what the water was doing''!). Manuel speaks excellent English, and was wonderful to work with. He has a very strong work ethic and a lot of integrity-- he keeps checking back in with us to make sure things are going well. Despite a very rainy winter, we have had no further problems with water. I would not hesitate to hire him again for other work. Although I cannot speak for his other abilities, he also does carpentry and landscaping. You can reach Manuel at 652- 5612. Sarah

Wet soil causing floors to buckle

I am having problems with wet soil under my house causing my wood floors to buckle. I had a soil engineer come out and draw up plans for some drainage. Everyone who has come out to give bids on the drainage has given different opinions: you don't need drainage, just adjust your sprinkler system; you need $15,000 worth of drainage; you don't need drainage, you need more ventilation; you need a cement slab or vapor cover under your house.... Does anyone have a recommendation for someone who will really help to analyze the problem? I thought I had a pretty straightforward issue, but am now totally confused about the best way to solve the problem! Thanks. Confused

There are always a variety of approaches to every drainage issue, and the most expensive isn't always the best value.

From what you describ, runoff from your irrigation system may be the entire problem. If it weren't for the damage to your floors, I'd urge you to cut back on your watering, install some venting and monitor the situation over several months. If this solves the problem then you just saved thousands of dollars.

However, the fact that your floors are buckling, not only suggests that the amount of water under your home is excessive, but adds a new level of urgency to your problem. Even if taking the steps above seemed to solve the problem, you are still very vulnerable to heavy rainfall and the possibility of runoff from adjacent properties. These events beyond your control put your home at risk for continued damage.

That said it is probably worth your while to install some sort of system to collect water and direct it away from your home. There are many alternatives to expensive exterior "French Drain" perimeter systems, including interior options like strip drains and sump pumps. Not having seen your property it is impossible to suggest what might work best for you.

Finally a vapor barrrier is a good idea if installed in conjuction with a well-designed drainage system. Mark would not recommend putting one in until you are confident you a have a solution as it could mask a problem that could lead to damage to your foundation.

It sounds like you have more professional opinions than you need, but if you'd like another, Mark is always happy to come out and take a look. Mark Wijsen, MW Construction 510-527-0705 Susannah

Water seeping into our house
We have had water seepage into our home from under a window. This is not a drainage problem, and there are no visible cracks from outside the house. We are looking for someone who can help us with this problem, which is too small for big companies. Thanks in advance for feedback and referrals. ceniza

2005 Recommendations

RE: Waterproofing Contractor To the person looking for a contractor to replace leaking front porch, including membrane and tile: we can highly recommend WHL Waterproofing ((925) 284-5306). Bill Lambert is the owner and the one with whom we dealt; he also was here working and closely supervising the project. We had a very similar situation--our front porch was leaking into a downstairs bedroom closet. Bill ripped out the existing tile (and 2 and 1/2 tons of concrete!), replaced the membrane and then replaced the tile again. He subs out the tile and stucco work (they had to replace the flashing at the bottom of our stucco walls), and we found the sub contractors to do an excellent job, as well. The project lasted about 4 weeks, about a week longer than it should have, due to weather (this was done this past spring). We found Bill to be easy to work with and very responsible--he and his crew did a great job. (well, I guess we won't know for sure until the rains this winter! but they did test it) Good luck. Tracy

2004 Recommendations

Excellent Drainage Work
We had Comacho Landscaping do our French Drains, after a recommendation from a friend who used them. I was blown away by how inexpensive his bid was, but he did everything the more expensive companies said they'd do. His workers were friendly and finished the job early! They were also able to help out with a few other outdoor issues we wanted done. I highly recommend you give them a call. Ask for Ruben and tell him I sent you.415.845.8753
Richard

We are in need of some foundation work and a french drain. I saw some old posts and would like some updated recommendations/contact information for contractors/engineers, specifically from those who have had similar work done AND have noticed a dry basement after a year or two of rain. Also, does anyone suggest whether or not to hire a soil engineer BEFORE we get bids from contractors, or will the contractors suffice? When we bought our house, the termite inspection done by RJ Clark said that we needed a whole new foundation. But then the inspector we hired said that only certain sections needed to be done. After living in the place for one year, the lower level(laundry room) leaks with heavy rain due to a sloping lot.

Our neighbors have proposed this idea: they need to install a drainage system under their retaining wall and backyard, a french drain. We already have a french drain and they would like to know if they can hook their system up to ours? The theory being this would save expense and the excavation of a side yard we share. My husband is not opposed to this idea, but I am concerned about adding the extra burden off all their water runoff into our system. Any advice, experience appreciated. concerned neighbor

Our house has a sump pump in the crawl space, and the water goes under the house into the crawl space. We talked to two drainage companies, and both of them suggested to have a french drainage installed except the price from one bid was doubled than the other bid. Why would the price differ by that much? Has anyone had french drainage installed lately? Any advice on the drainage companies to choose from and what to watch out for? Thank you so much.

In understanding the differences in the two bids you received you might want to ask each for more specifics about what they would do. Where will they put in catch basins, how deep will they be, where will the water drain to (will they build underground drains out to the street, etc. Good luck. roxanne

If a french drain is not properly installed, it can wind up creating a worse situation than what you started with--all the water collected in the trenches seeps through your foundation. If do you decide to go with this sort of system you should ask the contractor whether he can guarantee that your problems will be solved, CHECK REFERENCES, and remember more expensive doesn't always equal better.

That said, though the cost of french drains suggests that they are some perfect solution to all drainage woes, in many cases there are more effective, less expensive approaches, especially with the type of moisture found in the East Bay. Ask your contractor about alternatives.

Hopefully all of this helps. If you want additional info, email or call my husband Mark. He can evalute your situation and make specific recommendations.

MW construction 510-527-1725 (Abundant references can be supplied upon request) Susannah

I need to know where I can get reliable information about installing french drains around the foundation of my house. Specifically I am concerned about how they perform in an earthquake. I have gotten bids from four contractors and they give conflicting advice. Two of them say that they will dig down to the base of the foundation, then move a foot away from the foundation and dig down a foot further. They then install the perforated pipe at the bottom of the deepest part of the trench. One contractor digs a foot or two below the foundation without moving any distance away from it once they reach its bottom. Yet a fourth contractor only digs to the bottom of the foundation. Since the latter two have given me the lowest bids, I'm wondering if 1) the drain installed at the base of the foundation (i.e. by the guy who only digs down to the base) will be adequate to solve the basement flooding problem, and 2) if the drain installed by digging below the foundation without moving the trench to the side will destabilize my foundation in the event of an earthquake. The contractor claims that the gravel with which they backfill the trench is sufficient to hold the foundation in place, but I'm skeptical. I would appreciate any comments, and especially advice on where to find good information on this problem.

Although not an expert, I doubt digging at the base of the foundation would work - this is what the previous contractor did that actually owned the house - there's gravel around the base of the house - and there's still water under the house! The engineer from Brockman Engineering proposed digging a trench around the house, but not at the foundation - away from the foundation. My understanding is that ideally, you want to move away or keep water from reaching the foundation in the first place. How is digging a trench at the foundation going to help? Again, I am not an expert - so I guess it's best to seek advice of the experts. I would be interested in what others have to say regarding the issue.

Hello, we have a house in Oakland that has had some funky add-ons without accompanying downspouts. We have other downspouts that pretty much dump water back toward the house thanks to some bricked-in flowerbeds. Also, the house is on a very slight slope and I need drainage help beyond downspouts -- french drains? -- to get water away from the house. Can anyone recommend an honest, dependable, not-overly-pricey person (contractor? gutter company?) to help us? I'm looking for someone who won't end up charging us twice as much as the last estimate, won't take twice as long as promised, won't have to skip town mid-project, etc. Thanks.

I need some recommendations for a Drainage Contractor. I have water coming in my basement from the foundation. I have check out the old recommendations, but they are a few years old and I would really like to get some current ones. Thanks, Laura

Editor note: Dave Olnes is not a contractor and he does not do construction work. Rather he is a consultant, a Civil and Soil Engineer who specializes in residential drainage and foundation problems. Therefore he can't give you a free estimate on drainage work! However he can provide consulting services for drainage problems.

Earlier Reviews

Help! After reading all the advice regarding drainage under and around a house, and after having a number of recommended contractors do bids, I am more confused that ever! Some advise perimeter (french) drains, some advise under-slab drains (we are about to pour a slab and build living space in what is now a dirt-floor basement), etc. etc. Our land is basically level but floods in winter, and the slab will sit just above grade. Anyone have any experience with this? Romney

Any drainage work is expensive, and it can be even more expensive to redo if not done properly the first time. As a landscaper, I have seen a lot of poorly done drainage work that did not solve the problems that it was intended for.

I'd like to recommend my colleague Dan Szumski, a civil and structural engineer who has been specializing in residential drainage and foundation work in the Bay Area for about 20 years. He is very well versed in the soil structure and water patterns here and is able to recommend the most effective solution for problems. He can recommend experienced contractors to do the work and he can do project oversight. He can be reached at 510-829-0399.

It is worth the investment in a consultation to be sure that you get the work that you really need- no more, no less. Cecelia

Our new home has a very 'swampy' back yard (we bought it in the summer when the problem wasn't evident). I'm not sure what kind of contractor deals with this. I would appreciate any recommendations from someone who has had a similar problem. Claudia

In my experience (live and learn), it is better to have the planning done by someone like Dan rather than by an installation contractor. It is a bit of extra cost up front, but it means that you are getting a complete evaluation by someone who does not have a stake in selling you the job. He can give you names of contractors who can do the installation of his recommendations. Dan's number is 839-0399. Cecelia

Our house also had a swampy yard that actually turned into a small pond during the winter and spring. He designed a system that completely dried things up. He also stopped the water from sheeting across the laundry room floor every time it rained.

I mentioned your problem to him, and he said the solution depends entirely on the source of moisture and the topography in the area. If you'd like he'd be happy to come out and make a recommendation based on your specific issues. Email or give him a call at 510-336-1725. Susannah

Our house has a sump pump and drainage system that was installed several years ago. We have spotted leaks and would like to have the entire system evaluated and repaired where necessary. We have reviewed prior postings on french drains and related topics; much of that advice appeared to be related to installing drainage systems, and we are more interested in maintenance. jiyun

In the meantime here are some tips for the future...

PUMP/DRAINLINE MAINTAINANCE: This is key for prolonging the life of an existing system. Debris in the lines/pump can lead to everything from leaks to pump failure. You should have the system maintained twice a year--at the start and end of the rainy season.

Depending on the type of system, there's a lot you can do yourself:
*Flush drainlines with a high powered hose
*Place pump in a 5 gallon bucket of clean water and let it cycle for 15 minutes give it a rest , then do it again
*Dig all the gunk out of the bottom of the sump well

Hopefully this is helpful. Again feel free to contact my husband Mark if you need additional information or want him to take a look at your system.

MW Construction 510-527-1725
Susannah

For drainage, can anyone give feedback on these companies: Tom Morris, Art Ward Construction, Casorso Construction, DeMarcus Drainage company. Thank you so much

We live on a steep hill, and when it rains heavily (as it has been lately!), water is seeping into our family room, most likely from underground runoff. It's not a lot of water, it just makes one corner damp, but the room immediately smells heavily of mildew and is most unpleasant. Also I've read about black mold, which I understand can be hazardous to the health of babies, and we have a 7-month old. And I'm worried about any possible cumulative effects on the house. Does anyone know what can be done for something like this? Whom to call?

Actually, there are a few things to look at before calling anyone. First, make sure that water isn't running down and collecting against the outside wall, then seeping through, especially on the uphill side. Make sure your drains are draining as they are supposed to and that water isn't being dumped where it will flow in. You can channel it away from the dump point with green plastic "hose" that comes in rolls and lays flat--water will still migrate through it if the outlet is lower than the point it connects to the downspout, assuming it doesn't have to climb any hills. Make sure the ground outside the seepage point (and elsewhere around the foundation) is cleared away so that it doesn't make contact with the house any higher than the top of the foundation -- there really should be about 6" of vertical clearance below the mudsill (on top of the foundation) for termite and dry rot prevention.

If the problem is not fixed by these simple solutions, you are probably looking at some form of french drain: a gravel filled trench next to the foundation to capture groundwater and runoff and carry it away. Simple ones can be done by a homeowner willing to dig; complex ones can be big engineering jobs. If you want advice call a reputable civil engineer or architect: Christofferson and Graff looked at our drainage; Josh Kardon is a good civil engineer we've used as well. There are many others. You might also ask neigbors if they have had similar problems, and what they did/who they used.

A story: my neighbor across the street told me he used to get 3' (yes, feet) of water in his basement every time it rained hard. He put in a french drain and hasn't seen a drop in ten years.

I have a concrete sidewalk next to my house where 2-4 inches of standing water accumulates whenever it rains. Eric Burtt (recommended by this list) charges $250 just to come out to look at the problem and tell me how to solve it--it seems like he wants to do a complete inventory of my drainage system which I really don't need. Although I may wind up using him, I would like other alternatives as well. Any other current or recent expericnces with drainage and/or rebuilding a concrete walkway? The list on the web is a bit outdated. Thanks. Kathy

I have a concrete walkway along the side of the house that gets about 3 inches of water on it every time it rains and takes a few sunny days to dry up. Does anyone have advice or recommendation about getting this taken care of? I'm thinking I need someone who will put a drain in the walkway. We're in Albany.Thanks! Kathy

Erosion from hillside stream

We live in the Oakland Hills - and there is a river that runs next to our house (there is primarily only water in the river during and right after a rain storm). Recently it seems the river is erroding closer to our house, and I am concerned about the dangers, and what damage it could cause to our foundation. I am told a geotechnical or geologist is what I am looking for, and thus far, have not been able to find anyone. I am looking for someone that can look at the river and let me know if there is any potential danger to our house/foundation. And if there is a potential danger, what we can do about it. Thank you, Merrylee