Redmond · King County
French Drain Installation in Redmond, WA
French drains, curtain drains and downspout tightlines in Redmond that collect water before it reaches the house and carry it to an approved outlet. Serving Downtown Redmond, Education Hill, Overlake and Grass Lawn.
Why Redmond yards hold water
Soft valley alluvium with high groundwater along the river, glacial till on the hills. That is the root of most soggy lawns, wet crawlspaces and ponding patios we see in Redmond: water that cannot soak in perches on the hard layer and runs to the lowest point.
The flat Sammamish valley through downtown and Marymoor Park, with hills rising east to Education Hill and west to Overlake. Slopes push water onto the next lot down, and flat ground leaves it nowhere to go, so the drain route and the grade around the house matter as much as the pipe.
The Sammamish River, Bear Creek and Evans Creek are salmon streams with wide buffers. The valley floor has floodplain and wetland areas. Where a drain can legally discharge depends on these features, so we plan the outlet first and the trench second.
Common french drains projects in Redmond
Soggy lawns
French drains for Redmond lawns that stay wet all winter because water perches on the hard till below.
Wet crawlspaces
Curtain and footing-side drains that keep water away from foundations and crawlspaces in Downtown Redmond and Education Hill.
Downspout tightlines
Roof water carried in solid pipe away from Redmond foundations to an approved outlet.
Flat-ground drainage
Drains, catch basins and ditch work for flat, low Redmond properties where water has nowhere to go.
What our french drains work in Redmond covers
- French Drains
- Curtain Drains
- Downspout Tightlines
- Catch Basins
- Yard Regrading
- Material Delivery
Permits & Rules
Drainage rules in Redmond
Small yard drains usually do not need a permit, but connecting to a storm system, working near a stream or wetland, or changing how water leaves the property can need approval from the City of Redmond. Outside city limits, the King County Department of Local Services handles it.
Water can go to an existing storm system, a dispersion area or an infiltration trench where the soil allows. It cannot be pointed at a neighbor or dumped over a slope.
Cost & Timing
What affects the cost of french drains in Redmond
We do not publish flat prices because no two Redmond sites are the same. These are the things that move the number most here.
Tight lots
Narrow side yards and alley access in Redmond mean compact equipment and shorter truck loads. We plan it so it costs less than it could.
Soft ground
Where Redmond soils are soft or wet, over-excavation, fabric and imported rock are often part of the job, and we price that in up front.
Buffers and permits
Work near Redmond's rivers, creeks, lakes or shoreline can need permits and limits on where machines go. That affects scope and schedule more than price.
Haul-off and disposal
How much material leaves the site, and what it is, drives cost. Our own trucks keep that predictable on Redmond jobs.
When to schedule french drains in Redmond
French Drains in Redmond goes best in the drier months, when soil compacts properly and trenches stay open. Wet-season work is doable with erosion control and the right material, and we plan for it in the quote.
Redmond's till soils hold water through the winter, which is when drainage problems show up. That is a good time to see where water goes, and the dry season is the time to fix it.
On Redmond's floodplain ground, the river sets the calendar. Low-lying work is planned for the dry season, after high water has dropped.
Where We Work
Drainage work across Redmond
Redmond runs from the Sammamish River valley and downtown up onto Education Hill, Grass Lawn and the Overlake tech campuses. It mixes established neighborhoods with a lot of new construction.
We install French and curtain drains, catch basins and downspout tightlines across Downtown Redmond, Education Hill, Overlake, Grass Lawn, Bear Creek, Avondale and Idylwood. Mid-century and 1970s to 90s homes on Education Hill and Grass Lawn, new townhomes and apartments downtown and in Overlake.
Drain rock, fabric and pipe are delivered on our own trucks, and the excavated soil is reused for regrading or hauled away.
We also do french drains nearby in Kirkland, Sammamish, Bellevue and Woodinville. See everything we do in Redmond, read our full guide to french drains, or browse all service areas.
Why DirtRaptor
Why Redmond owners call us for french drains
Owner on the machine
On Redmond jobs you talk to the person who walks the site, writes the quote and runs the equipment.
Trees and dirt, one crew
If trees are in the way of your Redmond project, we take them down ourselves instead of waiting on a separate tree service.
Our own trucks
Haul-off and deliveries run on our schedule along SR 520 and SR 202, not a subcontractor's.
Permit-aware
We know Redmond has rules on trees and critical areas, and we flag what applies before any work.
How a french drains job runs
- 01
Find the Water
- 02
Plan the Outlet
- 03
Trench, Fabric, Rock & Pipe
- 04
Backfill & Grade
Real Jobs
Recent DirtRaptor work near Redmond
Demolition · Edmonds, WA
Driveway Removal & Concrete Prep
Tearing out an old blacktop driveway and prepping the ground for a new concrete pour — broken material hauled off, base left clean and ready.
Demolition · Everett, WA
Condemned 100-Year-Old Shed Teardown
A 100-year-old shed, condemned and unsafe, brought down and hauled off — the site left graded flat and clean.
Questions
French Drain Installation in Redmond: FAQs
Will a French drain fix my wet yard in Redmond?
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Often, especially combined with regrading. Soft valley alluvium with high groundwater along the river, glacial till on the hills. A drain plus better grading handles most of what that causes.
Where can drainage water go in Redmond?
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To an approved outlet: a storm system, a dispersion area or an infiltration trench where the soil allows. The Sammamish River, Bear Creek and Evans Creek are salmon streams with wide buffers.
Do I need a permit for a French drain in Redmond?
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Usually not for a small yard drain. Storm connections or work near streams, wetlands or slopes can need approval from the City of Redmond. We confirm before digging.
How much does french drains cost in Redmond?
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It depends on the site, so we quote after a free site walk rather than guessing on the phone. The biggest drivers in Redmond are usually tight lots, soft ground, buffers and permits. You get a written number with inclusions and exclusions spelled out.
When is the best time to schedule french drains in Redmond?
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French Drains in Redmond goes best in the drier months, when soil compacts properly and trenches stay open. Wet-season work is doable with erosion control and the right material, and we plan for it in the quote.
What counts as a landmark tree in Redmond?
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Redmond gives very large trees extra protection, and removing one usually needs city approval and replacement. We measure and identify the tree on the site walk and tell you what applies.
Can you fix drainage on my Education Hill property?
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Yes. Most Education Hill drainage problems come from water perching on glacial till. Regrading and properly placed drains carry it away from the house.
What is the difference between a French drain and a curtain drain?
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They are built the same way. A curtain drain is placed across a slope to intercept water before it reaches the house; a French drain collects water where it already pools.
Ready for a real number in Redmond?
Send the address and a few photos. We walk the site for free and come back with a written quote.
