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Is Your Dream Home Hiding a Drainage Disaster?

  • erin0582
  • 6 days ago
  • 3 min read

What Every Vancouver Home Buyer Needs to Know About Perimeter Drainage Systems


If you're shopping for a home in Vancouver, Burnaby, or anywhere in the Lower Mainland, you're probably checking out kitchens, layouts, and neighbourhoods — but what about the drainage?


One of the most critical yet overlooked parts of buying a home, especially older homes, is making sure the perimeter drainage system — or drain tile — is working properly. Why? Because poor drainage can lead to water damage, foundation settlement, mould, and expensive repairs. And the worst part? You probably won't see it until it’s too late.




What Is a Perimeter Drainage System?

A perimeter drainage system (also known as drain tile) is a network of underground pipes installed around the foundation of a home. Its job is to direct water away from the foundation — keeping your basement dry and your foundation stable. It handles:


  • Rainwater coming down from your roof

  • Surface water from landscaping

  • Groundwater that naturally builds up around the base of your home


When this system is old or clogged, water starts to pool around the foundation, leading to erosion, cracks, and long-term structural issues.




🛠️ Types of Drainage Systems (and Why It Matters)

Understanding the type of drainage system a home has can help you assess the level of risk and what kind of maintenance or upgrades may be required:

Era

Type

Material

Notes

Pre-1980s

Original Drain Tile

Concrete

Very durable, but prone to cracking over time

1980s–2000

Big O Pipe

Corrugated Black Plastic

Flexible, easier to install, but more likely to clog

2000s–Present

Modern Drain Tile

PVC

Most durable and efficient; current industry standard



🔍 Pro Tip: If you're buying an older home and no drainage upgrades have been done, factor in the cost of a possible replacement to PVC.


Why a Drain Tile Inspection Is Non-Negotiable

As highlighted in a recent home walkthrough with Mohsin from Smart Inspection Consulting, approximately 90–95% of settlement issues in North America are related to failed drainage systems. That’s a huge risk most buyers don’t think about.

When inspecting an older home, always request:

  • A licensed plumber to perform a camera inspection inside the drain tile system

  • A review of visible signs such as:

    • Cracks in sidewalks or driveways

    • Uneven or sunken flooring inside

    • Water stains in the basement or crawl space

    • Soil erosion near the foundation

A simple video inspection can reveal hidden cracks, root intrusion, or blockages before you make one of the biggest purchases of your life.



What If the Drainage Is Failing?

If the system is damaged, clogged, or made of outdated material like concrete tile, you’ll want to:

  • Get quotes for replacing or upgrading to PVC

  • Negotiate with the seller to account for potential repair costs

  • Work with a realtor who understands the risks and can help guide the process

In some cases, a failing drain tile system can cost upwards of $10,000–$25,000+ to repair or replace — especially if excavation is required around the entire home.



Buying an Older Home in Vancouver? Here's What You Should Do:

  1. Hire an experienced home inspector

  2. Request a drainage inspection with camera scoping

  3. Ask about any previous drainage upgrades

  4. Pay attention to signs of settlement or water pooling

  5. Work with a knowledgeable real estate agent (hi, that’s me 👋) who will advocate for proper inspections and negotiate when needed


Why Work With Me?

As a Vancouver Realtor with over a decade of experience, I’ve seen too many buyers fall in love with a home only to discover costly issues after the fact. That’s why I bring in trusted inspectors, like Mohsen from Smart Inspection Consulting, and make sure my clients are informed at every step.


From pre-offer advice to post-purchase support, I’m here to protect your investment and your peace of mind.



📞 Erin Price Emery

📱 604-767-7725

🌐 Explore homes for sale in Vancouver and other areas listitvancouver.com




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