Yard Drainage in Gladstone, Oregon: Fixing a Soggy Lawn

Fixing a Soggy Lawn in Gladstone

A soggy lawn in Gladstone usually comes down to the rivers. This compact Clackamas County city sits right where the Clackamas meets the Willamette, on low, flat river-bottom land — which means the water table stays high and the ground has little slope to shed water. When the long Oregon wet season arrives, lawns stay soggy for days, grow moss instead of grass, and never quite firm up. A river-bottom soggy lawn is its own kind of problem: the issue is often as much groundwater rising from below as rain falling from above.

The good news: even on flat, high-water-table ground, soggy lawns are fixable. The right solution depends on why your lawn holds water, which is why a site assessment usually pays for itself.

Why Gladstone Lawns Stay Wet

Most river-bottom lots have several of these working against them.

A high water table. With two rivers nearby, groundwater sits close to the surface for much of the year and rises further during high-river periods. When the water table climbs into the root zone, the lawn can't drain — the ground below is already full.

Flat river-bottom ground. Without slope, water has no reason to move. Flat Gladstone lots pool wherever the surface dips, and that water just sits.

Fine river-bottom soils. The valley-bottom soils hold moisture and drain slowly, keeping the surface soft long after the rain stops.

Negative grade and compaction. Lots that slope toward the house, or yards compacted by construction, trap water in low spots that never drain.

Roof runoff. Downspouts dumping at the foundation concentrate water exactly where you don't want it.

Drainage Options That Work in Gladstone

Because the causes stack up, the fixes usually do too.

Surface regrading. On flat ground, reshaping the surface to create even a gentle fall toward an outlet is often the most effective first move. Establishing positive surface drainage solves a surprising share of soggy-lawn problems.

Swales. A shallow, gently sloped channel — planted or rock-lined — guides surface water across the yard to a daylight point or storm connection. Swales handle high runoff volume well and blend into the landscape.

French drains and area drains. Perforated pipe in a gravel trench collects subsurface water; area drains with grates capture pooling at specific low spots. Both need a real outlet, which takes planning on flat land.

Sump systems. Where the water table is high and there's no gravity outlet, a sump basin and pump move collected water away mechanically — often the most reliable option on river-bottom lots.

Downspout extensions and dry wells. Moving roof water away from the house and into a dry well or daylight outlet removes a major source of saturation.

For the statewide cost picture, see our yard drainage cost guide for Oregon.

What Yard Drainage Costs in Gladstone

Industry baseline ranges. Actual costs depend on lot size, soil, the solution chosen, access, and outlet distance. Flat, high-water-table sites trend higher.

Solution	Industry Baseline Range
Surface regrading (small area)	$500–$3,000
Swale installation	$1,500–$5,000
French drain (yard run)	$2,500–$6,000
Area drains / catch basins (each, installed)	$500–$1,500
Sump basin + pump	$1,500–$4,000

These are commonly reported starting figures, not quotes. Flat ground, a high water table, a long outlet run, or combined solutions push costs higher. A site visit is the only way to size the work.

Why a Gladstone Site Assessment Matters

On flat river-bottom land, a soggy lawn can have several overlapping causes — and a deep French drain placed in a high-water-table yard can fill from below and accomplish nothing. Walking the lot, finding what little slope exists, probing the water table, and confirming a viable outlet lets us recommend the solution that will actually dry the lawn. On Gladstone ground, guessing is expensive.

Don't Forget the Outlet

Whatever the method, the water has to go somewhere — and flat land makes that the hard part. Where there's fall, daylighting downhill is cleanest. On truly flat lots, a dry well, a sump-and-pump, or a connection to an approved storm system may be needed. We respect riparian setbacks along the rivers and never route water onto a neighbor's property or into a river buffer.

Get It Fixed

A wet lawn kills turf, breeds moss, undermines foundations, and steals the months you could be using your yard. Cojo Excavation & Asphalt helps Gladstone homeowners diagnose and fix soggy lawns with solutions matched to river-bottom conditions. Learn more about our excavation services and the full range of property drainage solutions in Oregon.