Lynnwood French Drain Installation Services

Is your yard turning into a swamp every rainy season from November to May? Say goodbye to the ineffective “bag of holes” method! You deserve a properly sloped pipe, clean drain rock, and non-woven geotextile—all installed to perfection with legal discharge systems. Here at Neat & Tidy Landscaping, we specialize in building drainage solutions that really work, especially suited for Lynnwood’s clay soil.

What’s the Problem?

Are you tired of battling waterlogged yards? Here’s what we frequently encounter in Lynnwood:

• Standing water developing in your lawn and side yards that just won’t drain.
• Mushy footpaths and ruts caused by foot traffic, pets, or trash cans.
• Downspouts dumping water straight at your foundation, increasing the risk of leaks in your crawlspace.
• Slopes weeping over walkways and stairs after each rain.
• Previous attempts at drainage that were merely fabric and gravel—yielding no results!

What We Install (and Why It Works)

We offer a comprehensive lineup of drainage solutions tailored specifically for your property:

• French Drains (Interceptor Drains): These perforated pipes are strategically laid in a gravel trench to intercept groundwater before it can cause havoc.
• Downspout Conveyance: Solid pipes that transport roof water away from your foundation to an approved outlet, keeping your home safe.
• Dry Wells / Dispersion Trenches: Perfect for spots where water cannot daylight; sized precisely for your roof and soil, wrapped in non-woven geotextile to keep out unwanted fines.
• Channel Drains & Trench Grates: These catch water on hardscaped surfaces and blend seamlessly into the overall drainage system.
• Cleanouts & Inspection Ports: Conveniently placed to make maintenance easy-peasy.

We don’t just toss fabric and gravel in a trench and call it done. That leads to clogs and a weeding nightmare!

Our Build Method (No Shortcuts Here!)

1. Site Assessment & Elevation Analysis: We use laser levels to chart out water paths, soil types, and find legal discharge locations.
2. Utility Locate: We always call 811 before digging to keep you and your property safe.
3. Trench & Line Creation: Typically 8–12” wide and 18–24” deep, depending on your property; we line with non-woven geotextile in fine or clayey soil.
4. Base Course Layer: We add 3–4” of ¾” clean drain rock, then place the pipe.
5. Pipe Installation & Slope Adjustment: Perforated pipe is set with holes facing down at a gentle ~1% fall (that’s about ⅛” per foot) for French drains, while downspouts utilize solid pipe.
6. Rock Envelope: We fill up to 2–3” from grade with clean, angular rock (not round river rock that can shift).
7. Wrap & Cap: We fold fabric over the top to keep fines out, then finish with soil, sod, mulch, or decorative rock.
8. Outlet Installation: We daylight to the curb or steep lawn where allowed, or install appropriately sized dry wells/dispersion as per local regulations.
9. Proofing: We conduct a hose test and take photos of the slope and cleanouts before backfilling.

Let’s make this clear: connecting drains to a sanitary sewer is a hard no. We ensure your outlet passes the sniff test—both now and in the future.

French Drain vs. “Pipe in a Trench” (Here’s Why Yours Failed)

• No Slope = No Flow.
• Fabric in the Wrong Place = Mud Filter.
• Round Rock rolls; Clean Angular Rock locks and drains.
• Perforated Under Roof Water = Sludge. Keep Downspouts on Solid Pipe.
• No Cleanouts = No Maintenance.

Quick Sizing Math (For Easy Ordering)

• Trench Volume per Linear Foot
  • 8” wide × 12” deep = 0.67 cu ft/LF → ~40 LF per cubic yard
  • 12” wide × 18” deep = 1.5 cu ft/LF → ~18 LF per cubic yard
• Rock: Order 10–15% extra for settlement/voids.
• Pipe: Add 10–20% for bends and cleanouts.

Best Places to Install French Drains

• Along Uphill Property Lines to intercept runoff from neighbors.
• Behind Retaining Walls (with dedicated wall drains).
• Across Soggy Lawns as lateral collectors leading to a dry well or dispersion trench.
• Along Walks/Steps that weep during winter.

Our Annual Maintenance Plan (Keep Your Yard Healthy)

We offer a maintenance plan that ensures your yard remains in peak condition:

• Cleanout Checks: We open caps, flush, and confirm flow after the first significant fall storm.
• Leaf Control: We manage gutter health and install inlet screens to keep organic matter out of the system.
• Outlet Inspection: We clear splash zones and daylight ends, plus test dry wells.
• Surface Refresh: We top off mulch or rock after settlement.
• Photo Log: We provide before-and-after photos so you can see the improvements.

We’re a low-maintenance landscaping team. Our goal? Fewer puddles between visits and less work for you!

Service Cadences (Choose What Works for You)

• Quarterly: Fall storm prep, winter/spring checks, and summer tune-ups.
• Bi-Monthly: Perfect for high-leaf, high-water, or complex systems.

What’s Included in Annual Maintenance

• Open/flush cleanouts; check for buildup of fines.
• Outlet daylight/dry well inspection and debris removal.
• Gutter/downspout check and screen installation (if missing).
• Grade touch-ups over trenches; we’ll re-seed or re-mulch as needed.
• A simple report with recommendations for any capacity increases.

Why Annual Maintenance Matters

• Prevents Clogs before storm season hits.
• Protects Foundations & Paths from saturation and heave.
• Extends System Life: Clean rock and open outlets equal fewer callbacks.
• Saves Money: Regular maintenance beats costly excavation every time!

How It Works

1. Free Estimate: We offer photos/video or a quick walkthrough with clear, upfront pricing.
2. Installation Day(s): We take care of trenching, rock, pipe, cleanouts, outlet installation, proof testing, and tidy backfill.
3. Follow-Up: We provide simple care tips and a maintenance calendar tailored to your needs.

Why Lynnwood Chooses Neat & Tidy

• Local experts who understand marine-layer rain, clay pockets, and tight alleys unique to Lynnwood.
• Licensed & Insured; we ensure code-smart outlets and maintain tidy job sites.
• Upfront Pricing: All materials, labor, hauling, and disposal included.
• On-time, respectful, clean work (no muddy moonscapes left behind).
• Green-First Approach: We promote infiltration where suitable and smart dispersion where not.

Ready to Say Goodbye to Puddles?

Call or text Neat & Tidy for a French drain solution that truly works—proper slope, clean rock, smart outlet, and zero drama. Let us keep it tidy—so you don’t have to!