When I am meeting with people interested in selling their homes, there are a number of questions that come up for me in preparation regarding the physical condition of the property. This information not only helps me guide the homeowners through the marketing preparation period (where to focus), but also allows us to be proactive in overcoming any objection from a future buyer before it can even be posed. One very common issue that goes unnoticed until one goes to sell in Kensington and Talmadge pertains to drainage.
Most people aren’t jumping at the chance to crawl under their homes, and some never do. This is the primary reason drainage problems go unnoticed. Once your property is on the market, there will be at least 2-3 inspectors crawling through the crawlspace, attic, and everywhere in between, to discover everything you have not during the course of your ownership. Isn’t it better to know what you are working with beforehand?
Through years attending hundreds of inspections, I have come to learn that Talmadge and Kensington (and metro San Diego in general) are built in an area with expansive clay soil…which means that when it DOES rain, the soil (clay) does not absorb the water very well, but rather tends to expand and contract where water collects. When this happens, the foundation can be affected by causing shifting of the piers (which are in contact with the soil), affecting the posts which support your floors and the overall structural integrity of your home. Another possibility is that water penetrates the concrete and gets in to the re-bar, causing cracks in the stem wall.
It is important to ensure water is directed away from the foundation and the crawlspace of your home. Drainage problems are the number one source of foundation problems in this area that I have seen (and a significant “deal killer” or costly repair when it comes to selling a home once discovered). Specialists I have worked with have indicated some steps that can be taken as a preventative measure, listed below. These may not eliminate a drainage issue entirely, but they certainly will not exacerbate the problem:
- a) Add gutters if you don’t have them already. Make sure the gutters are kept clean debris and function properly.
- b) Make sure downspouts from your gutters don’t deposit water directly next to your house. Have them tie in to a drain line or add extenders and direct the water away from the home
- c) Slope soil away from the home
- d) Direct sprinklers away from the home so that water pours away and not toward the foundation
- e) Crawl under the house periodically (after a rain is a good time) to be sure there is not any moisture collecting under there that could undermine the foundation’s integrity. If you see pooling water or water that collects and does not go away, a solution needs to be sought – whether a sump pump will do the trick (there are many installed in these homes), French drains, or a combination of solutions which could be sought out with a drainage specialist.
I hope this information is helpful to you. If you suspect you need drainage or foundation help, please feel free to reach out to me for referrals for drainage contractors and specialists. I have worked with many for years and am happy to pass my experience on to you!