How the terrain changes the problem
| Feature | Moisture risk | Where to look |
|---|---|---|
| Uphill side of the house | Runoff and irrigation water flow toward the foundation | Buried basement walls on the uphill side |
| Walkout lower level | Large doors and windows at grade can leak at thresholds | Floor and drywall near sliding doors |
| Retaining walls | Can hold water against the soil near the house | Lower-level walls behind them |
| Wooded lots | Leaves fill gutters and window wells; shade slows drying | Gutters, wells and north-facing walls |
| Decks attached to the house | Water at the ledger board can enter the wall | Rim joist area and ceiling below the deck |
Local context
Castle Pines includes the City of Castle Pines, which incorporated in 2008, and Castle Pines Village, a gated community that has remained in unincorporated Douglas County. Which side of that line a home sits on decides whether permits go through the city or the county. If you are not sure, your property tax record or the city can confirm.
Much of the housing was built from the 1980s into the 2000s, ranging from production subdivisions to large custom homes on wooded hillsides. Many homes have walkout or garden-level basements to take advantage of the slope. Lower levels like these tend to be used as living space, so a moisture problem there often affects bedrooms and family rooms.
Hillside lots also make drainage harder to get right. Water from uphill neighbors, sprinkler overspray and snowmelt all head downhill, and the house is in the way.
A hillside drainage walk
Go out during or after rain
Watch where water flows across the lot and whether it reaches the foundation on the uphill side.
Follow every downspout
Make sure each one discharges well away from the house and not onto a slope that runs back toward it.
Check swales
Look for shallow channels meant to divert water around the house and clear any that are blocked.
Inspect inside the matching wall
On the lower level, check the bottom of drywall on the uphill side and around walkout doors.
Questions for contractors and associations
- Is my home in the City of Castle Pines or unincorporated Douglas County for permit purposes?
- Does my HOA or master association need to approve drainage or landscaping changes?
- Is the moisture source surface water, groundwater or something inside the house?
- Would a drainage or waterproofing contractor need to be involved before rebuild?
General information for Highlands Ranch, not a quote or professional advice. In an emergency, call 911.