French Drains & Drainage
Your home is showing the signs. Cracks spreading, floors dipping, doors that won't close right. These problems don't fix themselves — they get worse. We stop the damage and restore structural stability with engineered solutions built to last.
Why Can't French Drains & Drainage Wait?
You've noticed the cracks. Maybe they started small — a hairline fracture above a door, a subtle gap where the wall meets the ceiling. But they're getting wider. The floors feel uneven. Something is off, and you know it.
The soil beneath your foundation is moving. In Kansas City, the heavy Wymore-Ladoga clay expands when it rains and contracts during droughts. In Des Moines, glacial till and loess deposits create a different but equally damaging cycle of swell and shrink. Every season, the soil pushes and pulls your foundation — and the damage compounds.
A foundation problem that costs $4,000 to fix today can easily become a $15,000 emergency in two years. The cracks widen, the settlement deepens, and eventually the damage spreads to framing, plumbing, and drywall throughout the home. The earlier you act, the less it costs and the better the outcome.
JLB Foundation Repair uses engineered solutions — steel push piers driven to bedrock, wall anchor systems, structural crack injection — to stop the damage permanently. We don't patch. We don't guess. We diagnose the problem, engineer the fix, and stand behind it with a transferable warranty.
What Does It Cost to Delay Foundation Repair?
Foundation damage doesn't plateau. It accelerates. Here's what the data shows about homes where foundation issues go unaddressed:
What Are the Warning Signs You Need French Drains & Drainage?
If you see any of these, your foundation is telling you something. Don't ignore it.
Standing Water Near the Foundation
Water pooling within 5 feet of your foundation wall is directly increasing hydrostatic pressure against your basement. This is the #1 cause of basement leaks.
Yard Flooding After Rain
If your yard holds water for hours or days after rain, the water table is high and your soil isn't draining. That water migrates toward the lowest point — your foundation.
Downspouts Dumping at the Base
Downspouts that discharge right at the foundation wall are pouring hundreds of gallons directly against your basement every storm. This is a simple problem with a simple fix.
Erosion Along the Foundation
Soil washing away from the foundation means water is flowing there with force. As soil erodes, the foundation loses support and water access gets worse.
Soggy, Saturated Ground
If areas of your yard never dry out, the water table is at or near surface level. That saturated soil is pressing against your foundation walls constantly.
Neighbor's Water Draining Onto Your Property
Grading issues between properties can redirect your neighbor's runoff directly at your home. It's not their fault, but it's your problem.
How Does JLB Fix Foundation Problems Permanently?
French Drain Systems
Perforated pipe in a gravel-filled trench, installed at the right depth and grade to intercept groundwater before it reaches your foundation. The water is captured and redirected away from your home.
Yard Grading & Resloping
We regrade the soil around your home to create proper drainage slope — a minimum 6-inch drop over the first 10 feet. Water flows away from the foundation by gravity, naturally.
Downspout Extensions & Routing
We extend your downspouts and route them underground to discharge points well away from the foundation. Hundreds of gallons per storm — redirected safely.
Channel & Surface Drains
For driveways, patios, and other hard surfaces, channel drains capture sheet water before it pools or flows toward the foundation.
Comprehensive Drainage Design
We survey your entire property — grading, soil type, water flow patterns, downspout locations — and design a system that addresses every vulnerability.
Understand What's Happening
Under Your Home
You don't need to be an engineer to understand your foundation. Here's what every homeowner should know — in plain English.
How Your Foundation Works
Your foundation does one job: transfer the weight of your entire house into the ground. In Kansas City and Des Moines, that ground is heavy clay soil — and clay moves. It swells when wet, shrinks when dry, and pushes laterally against basement walls during freeze-thaw cycles. When the soil shifts, your foundation has to absorb that stress. Over time, something gives.
Why Foundations Fail
Concrete is strong. Soil is not. When the soil under or around your foundation changes volume — from rain, drought, freeze-thaw, or poor drainage — it creates uneven pressure. One side settles. Walls bow inward. Cracks spread. The foundation itself usually isn't defective. The ground it's sitting on just stopped doing its job.
How Water Gets Into Your Basement
Water enters basements through three main paths: through cracks in walls or floors (the most obvious), through the joint where the wall meets the floor (called the cove joint — the most common), and through porous concrete itself (wicking). All three are caused by hydrostatic pressure — groundwater pushing against your foundation from the outside. No amount of sealant paint fixes this. You need to manage the water with an interior drainage system and sump pump.
How Foundation Repairs Actually Work
Modern foundation repair isn't guesswork. Push piers are steel shafts driven through unstable soil until they hit load-bearing bedrock or stable strata — then hydraulic jacks transfer your home's weight onto them. Helical piers screw into the ground like giant anchors. Wall anchors counter lateral pressure from expanding soil. When a wall has bowed too far or shifted off its footing, foundation wall replacement rebuilds it from scratch with reinforced concrete. These are engineered systems rated for specific load capacities, and they come with transferable warranties.
Not Sure What You're Dealing With?
Our inspectors assess your foundation in person, explain what they find, and give you a written estimate — all free, no pressure.
Four Steps to Proper Drainage
From "my yard is a swamp" to "water flows exactly where it should" — here's how we solve it.
Property Drainage Assessment
We survey your property's grading, soil conditions, water flow patterns, and downspout routing. You'll understand exactly why water is pooling where it is.
Custom Drainage Plan
Based on your property's specific issues, we design a drainage system that addresses every water source — surface runoff, downspouts, and groundwater.
Professional Installation
Our crew installs French drains, regrading, downspout extensions, and surface drains. Most drainage projects complete in 1–3 days.
Water Managed Permanently
Rain hits your property and flows exactly where it should — away from your home. Your foundation stays dry, your basement stays dry, and your yard drains properly.
Not Sure What You're Dealing With?
Click any symptom below to learn what it means, what's likely causing it, and how we can help. Most of these are more common — and more fixable — than you'd think.
Diagonal, stair-step, or horizontal cracks in drywall, plaster, or brick usually trace back to soil movement beneath your foundation. The heavy clay soils in the Kansas City and Des Moines metros expand and contract seasonally, which can shift your foundation over time. The good news: this is very fixable with the right approach.
Water entering through floor joints, wall cracks, or seeping through porous concrete means groundwater pressure is pushing moisture into your basement. An interior drainage system and sump pump can solve this permanently — and we can usually have it done in a day or two.
When a foundation settles unevenly, it can shift your home's frame just enough to make doors and windows bind. This is one of the earlier signs of foundation movement — and catching it early often means a simpler, less expensive repair.
That musty smell is moisture. Up to 40% of the air in your home rises from below — from your crawlspace and basement. If there's excess humidity down there, it affects your whole home. Encapsulation seals it out, and you'll notice the difference in your air quality right away.
Floors that slope toward the center or an exterior wall usually mean the support structure underneath needs attention. Push piers can stabilize your foundation and often lift it back to level — giving your floors a second life.
When soil washes out or compacts beneath a concrete slab, the slab drops and becomes uneven. Polyjacking uses expanding polyurethane foam to fill the void and lift the concrete back to grade — usually in under a day, with no heavy equipment needed.
Water collecting near your foundation means your grading or drainage isn't directing water away effectively. French drains, regrading, extended downspouts, and drain pipes can redirect water away from the house — protecting your foundation for the long haul.
A basement wall that has bowed more than 2 inches inward, shifted off its footing, or shows multiple structural cracks may have moved beyond what bracing can fix. When carbon fiber straps, I-beams, or wall anchors are not enough, the wall needs to be removed and rebuilt with reinforced concrete. This is the last resort — but it is the permanent fix when the wall itself is compromised.
Real Projects. Real Results.
Every photo is from an actual JLB job site — not a stock photo. See the work we do every day across Kansas City and Des Moines.
What Do Homeowners Say About JLB?
"Our backyard turned into a lake after every Kansas City thunderstorm and water was getting into the basement. JLB installed a French drain system and regraded the yard. First big storm after — bone dry everywhere. The basement hasn't leaked since."
"The downspouts were dumping water right at the foundation and we had constant basement dampness. JLB extended the downspouts underground and added a French drain along the back of the house. Simple, effective, and the basement is finally dry."
"We had erosion washing out our landscaping and water pooling next to the garage. JLB regraded the problem areas, installed a channel drain on the driveway, and extended the downspouts. No more pooling, no more erosion. Should have done this years ago."
"Every spring when the snow melted, our yard flooded and water pushed into the crawlspace. JLB installed French drains and regraded the yard to slope away from the house. We've been through two spring thaws since — no flooding, no water in the crawlspace."
"Our downspouts were dumping water right at the foundation and the basement leaked every storm. JLB routed them underground to the street and added a perimeter drain. The basement hasn't had a drop of water since."
"The lot behind us drains onto our property and was causing constant soggy ground near the foundation. JLB installed an interceptor French drain along the property line. Problem completely solved. Our yard actually dries out now."
French Drains & Drainage FAQ
Costs vary based on the extent of damage, the type of repair needed, and your home's foundation type. Most foundation repair projects in the Kansas City and Des Moines metros range from $3,000 to $15,000. We provide free inspections with a detailed, written estimate — no surprises.
Most residential foundation repairs are completed in 1 to 3 days. Larger projects or those requiring extensive piering may take up to 5 days. We give you a clear timeline before work begins.
Yes. We offer flexible financing options to make foundation repair affordable. Ask about our payment plans during your free inspection.
We keep disruption to a minimum. Most pier installations require small access holes that we backfill and restore. We treat your property with care and clean up thoroughly after every job.
Common warning signs include cracks in walls or ceilings, doors and windows that stick, uneven or sloping floors, gaps between walls and ceiling, and visible cracks in exterior brick. If you see any of these, schedule a free inspection.
Most homeowners insurance policies do not cover foundation settlement or soil movement. However, some policies cover sudden structural failures caused by plumbing leaks or other covered events. We recommend checking with your insurance provider.
Ready to Fix It? Start Here.
A 45-minute inspection tells you exactly what's going on with your foundation — and exactly what it costs to fix. No obligation. No pressure. Just answers from a licensed structural specialist.
Get Your Free Inspection
Takes 30 seconds. We'll call within 24 hours.
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We received your request. A foundation specialist will contact you within 24 hours to schedule your free inspection.
Where Does JLB Provide French Drains & Drainage?
Kansas City Metro
Des Moines Metro
Kansas City Metro Offices
Three locations serving the entire KC metro. We come to you.
JLB Foundation Repair & Basement Waterproofing — Kansas City
111 NE 72nd St Ste 111Kansas City, MO64119(816) 656-6835 View on Google Maps
JLB Foundation Repair & Basement Waterproofing — Leawood
10308 State Line Rd Suite 300Leawood, KS66206(816) 656-6835 View on Google Maps
JLB Foundation Repair & Basement Waterproofing — Kearney
24011 State Rte 92Kearney, MO64060(816) 656-6835 View on Google Maps
Des Moines Metro Offices
Three locations across central Iowa. We come to you.
JLB Basement Waterproofing & Foundation Repair — Des Moines
97 Indiana Ave Suite #1Des Moines, IA50314(515) 444-9234 View on Google Maps
JLB Basement Waterproofing & Foundation Repair — Van Meter
325 Grand StVan Meter, IA50261(515) 444-9234 View on Google Maps
JLB Basement Waterproofing & Foundation Repair — Boone
2041 Knezevich RdBoone, IA50036(515) 444-9234 View on Google Maps
Stop the Damage. Get Answers Today.
A free inspection takes 45 minutes and tells you exactly what's going on — and exactly what it takes to fix it. Call KC at (816) 656-6835 or DSM at (515) 444-9234.