Green Mountain at a glance for this topic
- Typical housing
- Much of the area was built from the 1970s into the 1990s: bi-levels, two-stories and ranches, many with walkout or garden-level basements.
- Terrain
- Sloped lots on the flanks of Green Mountain, so one basement wall is often fully buried while the opposite side opens to grade.
- Soil
- Parts of the Front Range foothills have clay soils that swell when wet; ask a geotechnical or foundation professional about your lot specifically.
- Who to contact
- Most addresses fall within the City of Lakewood; check whether yours is in the city or unincorporated Jefferson County before asking about permits.
Why the uphill wall matters
On a hillside lot, rain and snowmelt from everything above your house flow toward it. The uphill basement wall takes the brunt, especially where a neighbor's yard, a driveway or a street sits higher. If surface water is not intercepted by swales or the grading next to the foundation, the soil along that wall stays wetter than the rest of the lot.
Inside, the result is often a musty bedroom or storage room along the buried uphill side, while the walkout side with its windows and patio door smells fine. Owners sometimes assume the whole basement has a problem when one wall is doing most of the work.
Homes from this era usually have perimeter drain systems, but their condition varies and outlets on a slope can become blocked or buried by landscaping. Retaining walls, terraced beds and irrigation on the uphill side add more water to the picture.
Green Mountain patterns and where to look
| Pattern | Likely contributor | Where to look |
|---|---|---|
| Odor strongest along the buried uphill wall | Surface runoff from above the house | Swales, grade and downspouts on the uphill side |
| Odor after spring snowmelt | Melt from drifts on the north or uphill side | Snow piles against the foundation, window wells |
| Musty smell in a lower bedroom with egress window | Window well on the high side collecting runoff | Well drain, cover, sill caulk |
| Odor plus new cracks or sticking doors | Possible soil movement | Have a foundation professional evaluate |
| Odor in a walkout family room near the patio door | Patio sloping toward the house or failed door flashing | Patio slope and door threshold |
A hillside walk-around
- Stand uphill of the house during a rain and watch where water goes.
- Check that swales or drainage paths carry water around, not into, the foundation zone.
- Find the outlet of any perimeter drain or downspout pipe and make sure it is open.
- Look at retaining walls and terraced beds for water discharging toward the house.
- Compare humidity readings on the uphill and downhill sides of the basement.
- Watch for new cracks in drywall corners or doors that begin to stick.
Questions for a contractor working on a sloped lot
- How does water from uphill reach my foundation, and how would you redirect it?
- Can you locate and test the perimeter drain outlet?
- Does any proposed regrading or swale work need a permit from the City of Lakewood?
- Is there any sign of soil movement that should be evaluated before odor work?
- Will changes uphill affect a neighbor's drainage?
General information for Lakewood, not a quote or professional advice. In an emergency, call 911.