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My house in So. Cal is like Mikes. Garage is below grade. However, I have concrete instead of gravel. The concrete extends almost to the property line where it goes upward to the next door neighbor.
Whenever it rains for several days (rare in So. Cal but not this year), the ground becomes saturated and the water pressure eventually causes water seepage into the garage and part of the "basement" (the foundation is on a stepped footprint) on the same level. This is not good because this lower floor contains our bedrooms, etc.
My short term hope is that the next door neighbors, who are adding on, will add a substantial amount of cement to their property for a driveway/parking area and thus reduce the area the rain saturates. Am I going to be disappointed?
The long term (and probably correct fix, I believe) is to install the proper french drain along the garage/house facing the water source. That brings up a question. Do I have to install the drain pipe at the garage floor level? Do I have to? That's what, 9 feet below grade (and concrete)? Help.
Thanks,
Sherwood
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