Drainage problems in Colorado Springs usually come from intense summer storms, snowmelt and sprinkler overspray collecting near the house, which matters on expansive soils. Fixes include regrading away from the foundation, extending downspouts, swales, dry creek beds and French drains. On hillsides, cover bare soil and slow concentrated runoff to stop erosion.
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Colorado Springs is dry most of the year, but drainage still causes real damage here. Summer thunderstorms can dump heavy rain and hail in minutes, spring snowmelt soaks soil against foundations, and many lots sit on slopes. On expansive clay, water held near the house can make soil swell and move, and on decomposed granite hillsides, unprotected soil washes away quickly.
Signs you have a drainage problem
- Water or snowmelt running toward the house instead of away from it
- Cracking slabs, sticking doors or a damp basement after storms
- Gullies, exposed roots or rock and mulch washed onto walks and driveways
- Sprinkler runoff into the street, which also breaks local water-waste rules
- Soil settling along the foundation so the slope now tips toward the house
Why expansive soil changes the approach
Colorado State University Extension notes that all of the state's major population centers are partly on expansive soils. Its guidance for landscaping near the house is direct: grade so water drains away, keep downspout extensions in place, don't let sprinklers spray within five feet of the foundation, and use low-water groundcovers and mulch next to the house. That is the opposite of the advice in wet climates, where a planted bed against the foundation is routine. If your home was built with a specific grading or drainage plan, keep it in mind before changing anything near the foundation.
Common solutions
- Regrading: restoring a slope away from the house with compacted soil, not loose mulch or rock piled against siding.
- Downspout extensions and buried lines: carrying roof water well away from the foundation to a safe outlet.
- Swales: shallow channels that guide runoff around the house or across a yard.
- Dry creek beds: rock-lined channels that move storm water and fit a xeriscape look.
- French drains: gravel trenches with perforated pipe for areas where subsurface water collects, with a clear outlet.
- Fixing the sprinklers: overspray and leaks are a common, overlooked source of water near foundations.
Erosion control on slopes
Hillside yards on the west side, in Manitou Springs and in the foothills often have thin, granitic soil that erodes once vegetation is removed. Slowing the water and keeping soil covered are the goals: erosion-control blankets, native grasses and deep-rooted shrubs, rock armoring in channels, terracing with walls, and redirecting the concentrated flow that is causing the washout. Burned or recently cleared slopes are especially vulnerable to flash flooding and debris flows after heavy rain.
Where the water goes matters
Don't send concentrated water onto a neighbor's property or into a street in a way that causes damage. Lots along Fountain Creek, Monument Creek and their tributaries may be in a mapped floodplain or near drainage easements where grading is restricted. Check with your city or county, and with PPRBD for regional floodplain questions, before significant grading.
Before you hire
- Take video during a storm or snowmelt showing where water flows.
- Note where every downspout discharges and whether gutters overflow.
- Ask where the water will ultimately go and how the outlet will be protected from erosion.
- Make sure Colorado 811 is contacted before trenching.
If water is actively threatening a foundation, wall or driveway in Colorado Springs, mark your request as urgent. Request a drainage company.
See how it works
Frequently asked questions
Why does water near my foundation matter so much here?
Parts of the area sit on expansive clay that swells when wet and shrinks when dry. CSU Extension recommends grading away from the house, keeping downspout extensions and keeping sprinkler spray at least five feet from the foundation.
Should I plant a bed right against my house?
On expansive soils, CSU Extension advises keeping plants that need regular water about five feet from the foundation and using low-water groundcover or mulch next to the house.
Are there rules for grading near a creek or floodplain?
Lots along Fountain Creek, Monument Creek and their tributaries may be in mapped floodplains or drainage easements. Check with your city or county and the Pikes Peak Regional Building Department before major grading.
Sources and further reading
- Colorado State University Extension, El Paso County
- CSU Extension PlantTalk: Expansive Soils
- Colorado Springs Utilities: Water Wise Rules
- Colorado Springs Utilities: Establishment Permits
- Colorado Springs Utilities: Native Grass Lawn Program
- Colorado Department of Agriculture: Commercial Pesticide Applicators
- Colorado State Forest Service: Protect Your Home and Property from Wildfire
- Colorado State Forest Service: Home Ignition Zone Guide
- CSU Extension: Home Sprinkler Systems and Backflow Prevention
- City of Manitou Springs: Fence and Retaining Wall Guidelines
- Pikes Peak Regional Building Department
- Colorado 811
- USDA Plant Hardiness Zone Map
- EPA WaterSense