Water under the house often starts outside: a downspout emptying beside the foundation, ground sloping toward a crawl-space vent, or runoff collecting against a wall. Before choosing a drain, trace where the water comes from and where it can leave the property.
Start with gutters and downspouts
Look for overflowing gutters, disconnected elbows and water collecting at the bottom of a downspout. A buried extension should use solid pipe to carry roof runoff to a suitable outlet. Burying the pipe without a working discharge point leaves that water in the ground near the house.
Our buried downspout example from Middle Tennessee shows why the outlet matters.
Check the ground around the foundation
Low spots beside the house can collect runoff from the yard. Walk the route from the high ground to the low ground and look for places where landscaping, a patio or settled soil interrupts that route. Grading or a shallow swale may help direct surface water toward a suitable discharge area.
Adding soil against the house without checking siding, vents, door thresholds and the final slope can create another problem. The ground level and drainage route need to work together.
Match the drain to the water source
A French drain uses stone and perforated pipe to collect water moving through saturated ground. A catch basin collects surface water at a low point. A solid downspout line carries roof water. These systems solve different problems, and a property may need more than one.
See when a French drain makes sense and compare the options on our property drainage page.
A vapor barrier does not remove standing water
A crawl-space vapor barrier helps limit moisture rising from exposed soil. It does not give roof runoff or groundwater a place to drain. Persistent water, damaged foundation walls or widening cracks need an assessment of the cause; caulk or spray foam is not a general foundation repair.
What to photograph before an assessment
- The wet area and its position relative to the house.
- Each downspout and any visible drain outlet.
- Water moving across the yard during or just after rain, photographed from a safe, dry location.
- How long the water remains after the rain stops.
For homes in Franklin, Brentwood, Spring Hill and nearby Middle Tennessee communities, these details help us distinguish a roof-water problem from grading or saturated-soil drainage.
Need help fixing drainage, grading, or runoff on your property? Request a quote. Include your town, photos of the problem and what happens after rain.
Published by Excavation Contractors LLC · Updated October 17, 2026.
Editorial note: The original version was AI-assisted. This revision replaces that introduction and clarifies the drainage guidance.
