How to Deal With Water Runoff From a Neighbor’s Property in Chicago

When water from a neighbor’s property flows onto your home, it can cause foundation issues, basement flooding, and costly repairs.

At ServiceMaster Restoration by Zaba, we’ve helped Chicago homeowners recover from water damage caused by everything from poor yard drainage to improperly graded driveways next door.

In this guide, we’ll cover how to identify the problem, understand your legal options, deal with the water damage, and protect your home from future issues.

Before You Get Started

1. Identify the source and path of the runoff

• Observe your yard during and after rainfall to pinpoint where the water is coming from and how it flows through your property.
• Look for signs like puddling, soil erosion, dying grass, wet basement walls, or water pooling near your foundation.

2. Document the damage

• Take photos or videos of problem areas, especially if you plan to talk to your neighbor or need to involve your insurance company.

3. Call 811 before digging

• Always check for underground utility lines before starting any excavation.

4. Check local regulations

• In Chicago, review the city’s Municipal Code, especially sections on stormwater management, grading, and water runoff, to ensure your project follows Department of Buildings and Department of Water Management
• If you live in a suburb, contact your local village or township office to check for any drainage easement restrictions or permit requirements before making changes.

5. Talk to your neighbor if possible:

• Start with a friendly conversation to explain how their runoff is affecting your yard, and show photos if needed. They may not realize there’s a problem and could be open to simple fixes like redirecting a downspout or adjusting their landscaping.

How to Stop Water Runoff Damage from a Neighbor’s Property

1. Create Swales and Berms to Redirect Runoff

Swales and berms are natural landscaping features that work together to reroute water flow.

How to do it:

• Identify the water path: After a rainfall, walk your yard to see where water flows and collects.
• Dig a swale: Excavate a shallow, trench-like depression along the water’s path. Swales should gently slope and follow the natural grade of your yard to guide water away from your home.
• Build a berm: Use the soil you dug from the swale to form a small hill or ridge (the berm) on the downhill side. Berms act like barriers that slow and redirect water.
• Add vegetation: Plant grass or native plants along swales and berms to reduce erosion and help absorb water.

2. Install an In-Ground Drainage System with a Dry Well

A dry well collects and disperses excess water underground, making it ideal for yards with persistent pooling or soggy spots.

How to do it:

• Choose your location: Find the lowest spot in your yard where water tends to gather.
• Dig a trench: Use a shovel or trenching tool to dig a sloped trench from the runoff area to the dry well location.
• Install PVC piping: Lay perforated PVC pipes in the trench to direct water toward the well.
• Build the dry well: At the end of the trench, dig a hole several feet deep. Fill it with gravel or a dry well basin designed to disperse water safely underground.
• Cover and restore: Cover the well with soil and landscape fabric, then reseed or plant grass.

3. Use French Drains to Soak Up and Spread Out Water

French drains are a simple and efficient way to capture and disperse runoff using perforated pipes and gravel.

How to do it:

• Map the water flow: Like with swales, track where runoff enters your yard and where you want to redirect it.
• Dig a trench: Excavate a trench about 18 inches deep and 9–12 inches wide.
• Line the trench: Use landscape fabric to keep soil from clogging the drain.
• Add gravel and pipe: Lay a few inches of gravel at the bottom, place a perforated drain pipe with holes facing down, then cover it with more gravel.
• Finish with fabric and soil: Fold the landscape fabric over the gravel and top with soil or sod.

4. Correct Yard Grading to Direct Water Away

Improper grading can send water toward your foundation instead of away from it.

• Regrade problem areas: Add soil around your home to slope it downward – about 6 inches over the first 10 feet.
• Check the slope: Use a level or a string line to make sure the grade is consistent.
• Compact and finish: Tamp the soil and cover with sod, mulch, or gravel to prevent erosion.

5. Build a Barrier to Block Surface Runoff

Barriers along the property line can help prevent runoff from flowing directly into your yard.

• Install edging or a border: Use treated lumber, stone, or metal to create a low physical barrier.
• Add a fence kickboard: Attach a pressure-treated wooden board along the bottom of your fence to block shallow runoff.
• Seal the kickboard: Apply a waterproof sealant to protect the wood from rot and extend its life.
• Grade behind the barrier: Slightly slope the soil to direct any blocked water toward a swale or drain.

How to Address Water Damage from Runoff

If water runoff from a neighbor’s yard has already caused damage, like soaked drywall, a flooded basement, or warped flooring, it’s important to act quickly before it spreads.

Here’s what to do:

1. Dry out the area

Use fans, dehumidifiers, and open windows to start drying out wet spaces.

Remove soaked rugs, furniture, and other materials that can trap moisture and encourage mold growth.

2. Check for signs of mold

Water damage can lead to mold in as little as 24-48 hours.

Watch for musty odors, discoloration, or surface growth on walls, floors, or ceilings.

3. Call ServiceMaster by Zaba

For anything beyond minor surface water, it’s best to bring in the restoration experts.

At ServiceMaster Restoration by Zaba, we’ve been helping Chicago homeowners restore water-damaged properties since 2008.

We’ll remove water, prevent mold, and repair your space quickly and thoroughly.

Call us at: (773) 647-1985

4. File an insurance claim if needed

If the damage is significant, contact your homeowners’ insurance provider to see if you’re covered.

Restoration pros like ServiceMaster by Zaba can also help process your claim.

Dealing with Water Damage from Runoff in Chicago? We Can Help!

Water runoff from a neighbor’s yard can cause foundation cracks, basement flooding, and mold if not addressed quickly.

Regrade your yard, install drainage systems, and repair any water damage right away to protect your home.

If you’re dealing with water damage in Chicago or the suburbs, call ServiceMaster by Zaba: (773) 647-1985

Legal Disclaimer: This article is for informational purposes only and does not constitute legal or insurance advice. Homeowners should consult a qualified attorney for guidance on property disputes or liability concerns, and contact their insurance provider to understand specific policy coverage. Regulations, codes, and requirements may vary by city, suburb, or township. Always verify with your local authorities before starting any drainage or restoration work.