Foundation Drainage in Tillamook, Oregon: Keeping Water Out

Keeping Water Out of Your Tillamook Foundation

In Tillamook, the question isn't whether the ground gets wet — it's whether the water reaches your foundation. Tillamook County is one of the rainiest places in Oregon, and most homes sit on a flat coastal valley floor where the water table stays high and the soil holds moisture for months. When the ground around your home stays saturated, water works its way through foundation walls into crawlspaces and slabs, leading to mold, wood rot, and structural damage. Foundation drainage — footing drains, grading, and active water management — is what keeps that moisture out.

This guide explains how foundation drainage works in Tillamook, what it typically costs, and why valley-floor conditions change the approach.

Why Tillamook Foundations Get Wet

Three local realities drive most foundation moisture here.

High water table. Near the bay and rivers, groundwater sits close to the surface for much of the year — often within a foot or two in winter. When it rises to or above the footing, hydrostatic pressure pushes water against the foundation walls and up through the slab. This is the defining challenge of Tillamook foundation drainage.

Constant saturation. The long, intense rainy season keeps the soil around the foundation fully charged with water for months at a time. Saturated soil holds water against the walls instead of letting it drain.

Flat ground and fine soil. Flat valley-floor lots give water nowhere to run off, and the fine silty soils hold moisture against the foundation. Roof runoff dumped at the base of the walls makes it worse.

The result: a crawlspace that turns damp every wet season, efflorescence on basement walls, musty odors, or standing water against the footing.

How Foundation Drainage Works

A complete system attacks the problem from several directions.

Footing drains (drain tile). A perforated pipe in a gravel envelope, wrapped in filter fabric, runs around the footing and collects groundwater before it reaches the wall, carrying it to a daylight outlet or a sump. This is the core defense against a high water table.

Exterior regrading. The soil around the home should slope away from the foundation — a common standard is about six inches of fall over the first ten feet. On flat Tillamook lots, even modest regrading helps keep surface water off the walls.

Downspout management. Extending downspouts well away from the foundation, or tying them into a solid drain line, removes a large volume of concentrated roof water from the base of the house.

Sump and pump where gravity fails. On flat valley lots with no downhill outlet, a sump basin and pump are often the only way to move collected water away — a common requirement in Tillamook.

For the statewide cost breakdown, see our guide on foundation drain installation cost in Oregon.

What Foundation Drainage Costs in Tillamook

Industry baseline ranges. Actual costs depend on the home's size, foundation depth, access, soil, and whether a sump and pump are required. Flat, high-water-table sites run higher.

Scope	Industry Baseline Range
Exterior regrading around foundation	$1,000–$5,000
Footing drain / drain tile (partial perimeter)	$3,000–$8,000
Full perimeter footing drain (excavated)	$8,000–$20,000+
Sump basin + pump (added)	$1,500–$4,000
Downspout drain lines + dry well	$1,000–$3,500

These are commonly reported starting figures, not quotes. Full-perimeter footing drains require excavation around the home and land at the high end, especially with a high water table that demands a sump. A site assessment is the only way to size the work.

Why Valley-Floor Foundation Drainage Needs a Pro

Foundation drainage in Tillamook is not a place to guess. A high water table means a footing drain has to be set at the right depth with a working outlet — and on flat ground, that often means a sump and pump rather than a gravity outfall. Excavating around a foundation carries real risk if the structure isn't protected during the dig. A contractor who reads the water table, finds a viable outlet, and protects the footing delivers a system that lasts — and avoids the far larger cost of foundation repair. A professional assessment is strongly recommended before any foundation work.

Catch It Early

Foundation water damage compounds fast in a climate this wet. A damp crawlspace becomes mold, then rot, then framing repairs. Addressing drainage at the first signs — wet-season dampness, musty odors, efflorescence, or pooling at the walls — is far cheaper than waiting. Cojo Excavation & Asphalt helps Tillamook homeowners protect their foundations with drainage built for valley-floor conditions. Learn more about our excavation services and the broader property drainage solutions in Oregon.