The two houses on many Cory-Merrill blocks
| Original postwar ranch | New replacement home |
|---|---|
| One story with a full or partial basement, often finished later | Two or more stories with a deep, fully finished basement |
| Original or partly replaced plumbing and sewer lateral | Perimeter drain tile and a sump pump in many cases |
| Window wells and grade set decades ago | New grade and landscaping, sometimes higher than the lot next door |
| Smaller roof area and fewer downspouts | Much larger roof area draining onto a similar-size lot |
What happens when the house next door is rebuilt
When a small ranch is replaced with a large new home, the drainage of the whole lot changes. A bigger roof collects more water. The new yard is graded to carry it away from the new foundation, and occasionally that means toward the property line. A sump pump discharges groundwater collected from around a deeper basement, and the outlet may sit close to the side yard. If the new house sits a little higher than its neighbor, the neighbor's ranch can start seeing water in a basement that stayed dry for decades.
None of this means new homes are badly built. It means that two very different drainage systems now share a narrow strip of ground. Owners of the older house may notice damp carpet along the wall facing the new home, efflorescence where there was none, or water in a window well that never filled before. Owners of the new house may face their own early issues: settling backfill, sump discharge lines that freeze, and finished basements that depend on the pump.
If your ranch started getting wet after a neighbor rebuilt
- IfWater appears on the wall facing the new houseWatch both yards during a storm and note where roof water and sump discharge go. Photos and video help.
- IfA sump outlet or downspout points toward your lotTalk with the neighbor first; many are glad to extend a line once they see the problem.
- IfThe grade between houses now slopes toward youAsk a drainage contractor about a swale or drain along the line, possibly shared.
- IfThe conversation does not resolve itAsk the City and County of Denver which office handles drainage between private properties.
For owners of the new house
- Learn where your sump pit, discharge line and outlet are, and test the pump in spring.
- Keep the discharge outlet well away from both foundations and clear of ice in winter.
- Watch for settling backfill along the foundation in the first few years and top it up so it slopes away.
- Keep your builder's drainage plan and any maintenance notes with the house records.
- Introduce yourself to neighbors and ask whether they have noticed any changes in their basements.
Common questions
Does the city review drainage on new homes?
New construction in Denver goes through permitting and inspections, and drainage can be part of that review. The details vary by project. If you have concerns about a project next door, ask the City and County of Denver how drainage was addressed.
General information for Washington Park, not a quote or professional advice. In an emergency, call 911.