Redmond French Drain Installation Services

If your yard transforms into a swamp from November to May, it’s time to ditch the ineffective “bag of holes” method. You need a properly sloped pipe, clean drain rock, non-woven geotextile (installed correctly), and a legal discharge. At Neat & Tidy, we specialize in crafting drainage systems that actually work with Redmond’s clay soil.

What’s the Problem?

Is your property suffering from annoying water issues? Here’s what we typically encounter in Redmond:

• Seasonal standing water in lawns and side yards that just won’t drain.
• Mushy footpaths and ruts from trash cans, pets, or vehicles.
• Downspouts dumping water directly at your foundation, risking crawlspace leaks.
• Slopes weeping across walks and stairs after every rainstorm.
• Previous “drains” that were just fabric and gravel—completely ineffective!

What We Install (and Why It Works)

We offer a wide range of drainage solutions tailored specifically for your needs in Redmond:

• French Drains (Interceptor Drains): Perforated pipes laid in a gravel trench designed to intercept groundwater before it can cause damage.
• Downspout Conveyance: Solid pipes that carry roof water away from your foundation and direct it to an approved outlet.
• Dry Wells / Dispersion Trenches: Perfect for locations where water cannot daylight; sized accurately for your roof and soil, wrapped in non-woven geotextile to keep out fines.
• Channel Drains & Trench Grates: These catch water on hardscaped surfaces and integrate seamlessly into the overall drainage system.
• Cleanouts & Inspection Ports: Strategically placed for easy maintenance.

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

Our Build Method (No Shortcuts Here!)

1. Site Assessment & Elevation Analysis: Using laser levels, we map out water paths, soil types, and determine legal discharge locations.
2. Utility Locate: We always call 811 before digging to ensure safety.
3. Trench & Line Creation: Typically 8–12” wide and 18–24” deep depending on your property; lined with non-woven geotextile in fine/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 ~1% fall (approximately ⅛” per foot) for French drains, while downspouts use solid pipe.
6. Rock Envelope: We fill up to 2–3” from grade with clean, angular rock (not round river rock that shifts).
7. Wrap & Cap: We fold fabric over the top to keep fines out, then cover with soil, sod, mulch, or decorative rock.
8. Outlet Installation: We daylight to the curb or steep lawn where permitted, or install appropriately sized dry wells/dispersion per local regulations.
9. Proofing: We conduct a hose test and take photos of the slope and cleanouts before backfilling.

Let’s be clear: connecting drains to a sanitary sewer is a hard no. We ensure your outlet passes the sniff test—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)

Our maintenance plan ensures your yard stays in top shape:

• Cleanout Checks: We open caps, flush, and confirm flow after the first big 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: 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 handle 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 Redmond Chooses Neat & Tidy

• Local experts who understand marine-layer rain, clay pockets, and tight alleys.
• Licensed & Insured; we ensure code-smart outlets and maintain tidy sites.
• Upfront Pricing: 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 works—proper slope, clean rock, smart outlet, and zero drama. We’ll keep it tidy—so you don’t have to!