Irrigation & Drainage
Two sides of the same problem: getting water to the planting that needs it, and away from everything that does not. In this climate the second half is usually the one costing people money — a lawn that never dries out, a patio that heaves, water sitting against a foundation through a wet January.
We diagnose where the water is actually coming from before recommending anything. A French drain is an expensive way to move a symptom if the real problem was the grade or a downspout.
What This Covers
Swipe to see all eight →
01
Zones sized to the planting rather than the other way round. Lawn, beds and pots want different amounts of water at different frequencies, and putting them on one zone guarantees something is always wrong.
See this work02
Broken heads, cut lines, leaking valves, zones that will not fire and controllers that have lost their schedule. We repair systems we did not install, and say so when repeated repairs are costing more than replacing a zone properly.
See this work03
Clearing the lines before the first hard freeze. Water left in them expands and splits pipe, heads and backflow devices — and those repairs cost considerably more than the winterisation would have.
See this work04
Water delivered at the root instead of thrown over the foliage. In beds and borders it uses less, keeps leaves dry, and does not spend half the cycle watering the fence.
See this work05
A gravel-filled trench with perforated pipe collecting water underground and carrying it somewhere it can safely discharge. The right answer for a saturated lawn or runoff coming down a slope — and the wrong one for a blocked downspout.
See this work06
Collecting water where it already pools and piping it out. Basins set at the low points, lines run to a safe discharge, and enough fall on the pipe to keep it clearing itself.
See this work07
Roof water is the largest volume hitting most properties, and discharging it a foot from the wall is why basements and crawl spaces get damp. We tie downspouts into a line that carries it properly clear.
See this work08
Sometimes nothing needs installing at all — the ground just falls the wrong way. Re-grading so water runs away from the house is the cheapest fix available when it is the actual problem.
See this workHow We Approach It
Standing water is usually one of three things: the grade sends water toward the house, the soil is heavy clay that will not absorb it, or there is a compacted layer under the lawn. The fix depends entirely on which, and they do not look different from the surface.
Drainage goes in before the pavers, the wall or the planting — never after. Retrofitting a line under a finished patio means taking the patio up, and that is a conversation nobody enjoys having twice.
The same applies to irrigation. Sleeves and lines get run while the ground is already open, so a later phase of the yard does not mean cutting back through work that was just finished.
If you would like to request service or a consultation, please contact us by phone, email or use the form below.
Where We Work
From our base in Lynnwood we work across thirty cities in both counties. Where a drain is allowed to discharge is a local question, and it changes between jurisdictions — worth knowing before the trench is dug rather than after.
Alderwood, WA
Bothell, WA
Edmonds, WA
Everett, WA
Lynnwood, WA
Marysville, WA
Mountlake Terrace, WA
Mukilteo, WA
North Creek, WA
Snohomish, WA
Auburn, WA
Bellevue, WA
Clyde Hill, WA
East Renton Highlands, WA
Federal Way, WA
Hunts Point, WA
Issaquah, WA
Kenmore, WA
Kent, WA
Kirkland, WA
Maple Valley, WA
Medina, WA
Mercer Island, WA
Newcastle, WA
Redmond, WA
Renton, WA
Sammamish, WA
Seattle, WA
Shoreline, WA
Woodinville, WA
How It Works
01
Send the form or call (425) 648-9443 and describe what the water is doing. Photos taken while it is raining help more than anything else you can send us.
02
We walk the property, trace where the water enters and where it can discharge, and tell you which of the likely causes it actually is before quoting anything.
03
Our own crew does the trenching and the install, and we stay reachable afterwards — including for the winter blow-out once a system is in.
Free consultation across Kirkland, Lynnwood and Redmond, WA.
