Perimeter Drains, Sump Pumps and Backups in Richmond, BC: Plumbing on a Low-Lying Island

Drainage is different in Richmond because most of the city is barely above sea level and the ground holds a lot of water. The City of Richmond describes the city as sitting at an average of about 1 metre (3 feet) above sea level, protected by 49 km of dikes, with 39 drainage pump stations and about 151 km of channels moving rainwater out of the city.

The City also notes that Lulu Island is generally flat with a shallow groundwater table. In plain terms, the water in the soil is not far below your floor, so any weakness in the drain (a crushed section, a clog, a failed pump) shows up fast.

The City also explains that the island was once covered by peat bogs, and that the oxygen-poor groundwater leaches metals, especially iron, out of the soil. Iron-rich groundwater can leave rusty orange sludge inside drain pipes over time, which is one reason Richmond perimeter drains benefit from periodic flushing and a camera look.

Many Richmond homes sit over a crawlspace rather than a full finished basement, and the City's flood rules help explain why. Richmond's guideline on Flood Construction Levels (FCL) says floor areas below the minimum flood level can only be used for non-habitable space such as crawlspaces and parking garages, and the zoning bylaw limits crawlspace height to 1.5 m.

A crawlspace is often the lowest, dampest part of the house and the place nobody checks. Standing water, a musty smell or rusty stains on the footings are early warnings that the perimeter drain or sump is falling behind. Look in at least twice a year and after big storms.

The perimeter drain collects water around the foundation and sends it by gravity to a low point. On some lots that low point is a connection to the storm system. On others it is a sump pit with a pump that lifts the water up and out. Either way, the drain and the outlet have to keep up together.

A sump pump is a motor and a float switch, and it will wear out. Planning a sump pump installation before the old one fails in a storm is far cheaper than drying out a flooded crawlspace.

Simple sump pump maintenance you can do yourself: keep the lid on the pit, clear out silt and debris you can reach, check that the float moves freely, make sure the discharge pipe outside is not blocked or buried, and pour a bucket of water into the pit to confirm the pump starts and shuts off on its own. Unplug the pump before putting your hands anywhere near it.

The City of Richmond maintains the public sewer and drainage systems, including mainlines, manholes and the inspection chambers that serve as underground access points at each property's service connection. The City says inspection chambers are for cameras and maintenance equipment only, so do not use them as a cleanout or drain anything into them.

If your sewer backs up, the City asks residents to call Public Works dispatch at 604-270-8721 so crews can investigate before you hire a plumber. Richmond's sanitary sewer bylaw also says that when the City responds and finds the problem starts on private property, the property owner pays the fees set by the City. In practice, the pipes, perimeter drain and sump on your side of the line are yours to maintain.

For the general steps to take when a floor drain or basement drain starts backing up (and why a backwater valve matters), see our guide to a basement floor drain backing up. If the problem turns out to be on your side, our page on drain cleaning in Richmond explains what a cleaning and camera visit involves.

Your water meter is one of the easiest leak detectors you own. The City of Richmond says all single-family homes in the city have been metered since 2018, so almost every house already has one.

Turn off every tap, appliance and irrigation zone, note the meter reading, and wait an hour or two without using water. If the number moves, water is going somewhere. A supply leak under the slab or in the crawlspace can hide for a long time in Richmond's damp ground, adding water your perimeter drain then has to handle.

If the meter keeps creeping and you cannot find the cause, professional leak detection and repair can locate it without opening up more than necessary.

Get a perimeter drain inspection when you see water where it should not be, when the house is changing hands, or when the drain has not been looked at in years. A camera run down the cleanouts shows whether the pipe is intact, silted up, full of roots or crushed.

Clear signs: damp soil in the crawlspace after rain, rusty streaks on the foundation, a sump pump that runs constantly, or cleanouts you cannot find at all.

Perimeter drain inspection cost depends on cleanout access, the length of the run, and whether flushing is needed. Costs vary with the home, and a final price comes from an in-person estimate.

Early fall: before the rainy season, clear gutters and downspouts, check that downspout leaders are connected and not dumping beside the foundation, test the sump pump, and look into the crawlspace while it is still dry so you have a baseline.

Late fall through winter: this is the wet stretch, and the City notes its flood system is designed for high water events such as King Tides and coastal storm surges. Check the crawlspace and sump after big storms and keep catch basins on your lot clear of leaves.

Spring: the City also plans for spring freshets on the Fraser River. Flush or camera the perimeter drain if you saw any warning signs over winter, and replace a sump pump that struggled.

If water is rising inside the house at any hour, shut off the water supply if a pipe is the cause, keep clear of electrical outlets and appliances near the water, and call for emergency plumbing help in Richmond.

Encano Plumbing is a family-owned plumbing and heating company based in Richmond. If your crawlspace is damp, your sump is struggling or you want a camera look at your perimeter drain, call or text (604) 764-2031 any hour for one flat price in writing before work starts. Learn more about us as a Richmond plumber or use our contact page.