Technician in a respirator inside containment pointing at a moldy ceiling opening

Technician in a respirator inside containment pointing at a moldy ceiling opening. Shown to illustrate the work described; not a job for this site or at any address named here.

Water you add yourself

Colorado's semi-arid climate means most of the water reaching soil beside a house in summer comes from irrigation, not rain. On a large lot, sprinkler systems may run many zones several times a week, and planting beds against the foundation often get drip lines as well. If the ground beside the house is flat or slopes inward, that water soaks down along the foundation wall.

Finished basements hide the result. Seepage through a hairline crack or a window well can wet the bottom of drywall, carpet pad and the framing behind built-ins. Because the wetting follows the irrigation schedule, the problem may come and go with the seasons, which makes it harder to connect to the sprinklers.

Matching the symptom to the outside cause

  • IfDampness appears along one wall only from late spring to early fallThenWalk that side of the house while the zone runs; look for heads spraying the foundation, siding or window wells.
  • IfWater stains sit under a basement windowThenCheck the window well for a drain, debris and whether sprinklers or downspouts fill it.
  • IfMoisture follows a line of foundation plantingsThenLook at drip emitters, bed edging that traps water and soil graded toward the house.
  • IfDampness continues after irrigation is shut off for the winterThenIrrigation is probably not the only source; ask about the foundation drain, plumbing and groundwater.

Outdoor corrections that commonly help

  1. Run each zone and watch

    Turn on zones one at a time and note any spray hitting walls, windows or wells.

  2. Adjust or relocate heads

    An irrigation contractor can redirect heads, change nozzles or move them away from the foundation.

  3. Rethink the beds

    Reduce drip watering near the foundation, and keep mulch and soil from building up against siding.

  4. Restore slope

    Grade soil so it falls away from the house for several feet, where the lot allows.

  5. Extend downspouts

    Make sure roof water discharges well away from the foundation, not into a bed beside it.

Questions to ask the irrigation contractor

  1. Which zones water the beds against the house, and how long do they run?
  2. Can those zones be converted or shortened without harming the plantings?
  3. Are any heads near window wells or the foundation spraying the wall?
  4. Is there a rain or soil-moisture sensor, and is it working?

General information for Cherry Hills Village, not a quote or professional advice. In an emergency, call 911.