Water is behind most concrete trouble in Lincoln Park. The land is flat, the clay drains slowly, and water that sits against or under a slab softens the ground and freezes. Planning where the water goes is as important as the concrete.
Do I need to worry about drainage on a flat Lincoln Park lot?
Yes, flat lots need more drainage planning, not less. Every slab needs a slight slope so water runs off, usually about 1/8 to 1/4 inch per foot away from the house and garage. Downspouts should discharge past the edge of the concrete, not onto it or under it. On a narrow lot, the water also has to go somewhere other than the neighbor's yard, so we look at the whole path to the street, a drain or the lawn.
My patio or driveway slopes toward the house. What should I do?
Fix it before it puts water in the basement. A slab that sends water toward the house or garage can soak the foundation, flood a stairwell and freeze against the wall. If the slab is in one piece, it can sometimes be lifted to change the slope. If not, that part should be replaced and poured with the right fall. Seal the joint along the house in the meantime.
Can tree roots crack or lift concrete?
Yes. Tree roots grow under slabs where the soil stays moist, and as they thicken they lift walks and drives. Lincoln Park's older streets have big trees between the walk and the curb and in backyards, and they cause many of the raised sidewalk panels we see. Roots also pull water out of clay in dry summers, which makes it shrink and lets slabs sink.
Can I fix the concrete and keep the tree?
Often, yes. The walk can be replaced with a little more room around the trunk, reshaped in a gentle curve, or set a bit higher over the root. Cutting a large root near the trunk can kill or weaken the tree, so get advice from an arborist before any root is cut. If the tree is in the city strip by the street, the city may decide what can be done with it.
My neighbor's concrete sends runoff onto my property. What can I do?
Talk to your neighbor first, calmly and with photos of the water during a storm. Many problems can be fixed with a downspout extension, a small channel drain or a change in slope. If that fails, the city building or engineering department can tell you what local rules say about drainage onto a neighbor's lot. Michigan law on surface water can be complex, so for a serious dispute, talk to a lawyer. This is general information, not legal advice.
Does clay or soft soil change the job?
Yes, a lot. Downriver clay swells when it is wet, shrinks when it is dry and heaves when it freezes. Concrete poured straight on it moves with it and cracks. The fix is to dig out the soft top soil, lay a compacted stone base that drains, keep water off the edges and add steel where needed. Soft spots, like old trenches and fill, are dug out and rebuilt.
My gravel driveway turns to mud. Should I pour concrete?
A gravel driveway turns to mud when the stone has sunk into the clay and there is no fabric or deep base to keep them apart. Concrete is one fix, but it still needs a good stone base underneath. If you keep gravel, a geotextile fabric over the clay, a deeper layer of crushed stone and a crown so water runs off will help. Many cities require a paved driveway, so check before adding or keeping gravel.
A patio poured over an old trench has settled. Why?
The soil in the trench was never compacted. When a sewer line, water line or footing drain is dug and backfilled loosely, the soil keeps settling for years, and a slab over it sags. Lincoln Park homes often have old sewer laterals and drain lines running under the back and side yards. The fix is to lift the slab if it is in one piece, or remove it, compact the trench and rebuild.
Can I raise a patio or slab in a flood-prone area?
You can raise a slab to keep it above standing water, but raising it can send water toward the house or a neighbor, so plan the drainage first. Lots near Ecorse Creek and other low spots Downriver can see water after heavy storms. A slab in a flood area needs a strong base, a slope away from the house and joints sealed. If your lot is in a mapped flood zone, ask the city before raising grades.
To get a price for your own property, book a free on-site estimate. Call (313) 889-7953, or text a photo of the concrete to that number.