Quick answer: A perimeter drain, sometimes called a French drain, runs around the base of your foundation and carries groundwater away from the home. On Vancouver Island's rainy coast these drains work hard, and over time they clog with silt, crack, or fill with tree roots. A camera inspection sends a scope through the accessible drain line so you can see its real condition before water finds its way inside.
I'm Adam Lockwood, owner and lead inspector at Lockwood Home Inspections, a Carson Dunlop top-of-class graduate licensed with Consumer Protection BC. I serve Greater Victoria, the Saanich Peninsula, the West Shore, the Cowichan Valley, and Nanaimo, where wet winters make drainage one of the most important parts of a home to understand.
Why Drains Fail in Our Climate
The south Island gets a lot of rain from late fall through early spring. All of that water has to go somewhere, and a healthy perimeter drain keeps it moving away from the foundation. Problems build up quietly. Silt and debris settle in the pipe. Roots from cedar and fir reach in through joints. Older clay or perforated lines sag and collapse. By the time water shows up in a basement or crawlspace, the drain has usually been struggling for years.
Homes in older Victoria neighbourhoods and low-lying parts of the Cowichan Valley are especially worth checking, since their drains may date back decades.
What a Camera Inspection Shows
A standard visual inspection can flag warning signs above ground, but it cannot see inside a buried pipe. A drain camera can. Running a scope through the accessible line shows me:
- Blockages from silt, debris, or collapsed sections
- Root intrusion at pipe joints
- Cracked, offset, or deteriorated piping
- Standing water that points to a low spot or failure
That view turns a guess into a clear picture, which matters a lot when you are deciding whether to buy or planning repairs on a home you already own.
Signs You May Already Have a Problem
You do not need a camera to notice the early clues. Watch for water pooling in the yard near the foundation, a damp or musty crawlspace, efflorescence or staining on basement walls, and puddles that linger long after the rain stops. Cracks in the foundation near grade level can also point to water pressure building up against the wall. Any one of these is a good reason to take a closer look before the next wet season.
Protecting Your Foundation
Good drainage is one of the cheapest forms of insurance a home has. Keeping gutters clear, extending downspouts away from the house, and maintaining proper grading all take pressure off the perimeter drain. When the drain itself is failing, catching it early keeps a manageable repair from turning into foundation damage and a flooded crawlspace.
What Repairs Might Involve
If the camera finds trouble, the fix depends on what is going on. A line that is simply clogged with silt can sometimes be flushed and cleared, which is the least expensive outcome. Root intrusion may call for cutting out and replacing the affected section, along with keeping nearby trees in check so it does not return. A drain that has collapsed or sagged usually needs a length of pipe dug up and replaced, which is more involved but far cheaper than repairing a foundation that has been sitting in water. Knowing which of these you are dealing with, before you buy or before winter, lets you plan and budget instead of reacting to an emergency. I walk you through the footage so the recommendation is never a mystery.
Frequently Asked Questions
Is a perimeter drain inspection part of a standard home inspection?
A standard inspection reviews visible drainage and grading. A camera inspection of the drain line is a specialized add-on that shows the inside of the pipe, which a visual review cannot reach.
How do I know if my drain needs replacing?
The camera footage is the best guide. Minor blockages can sometimes be cleared, while collapsed or root-filled sections usually need repair or replacement. I explain what I see and what your options are.
When is the best time to check my drains?
Before the wet season is ideal, so any repairs happen before winter rains arrive. It is also smart to check before buying a home on the Island.
How much does a home inspection cost in BC?
Most home inspections in BC fall between $490 and $700 depending on the size and style of the property. Call for an exact quote, including any add-on services.
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Book Your Inspection
Do not wait for a wet crawlspace to learn your drains are failing. Learn more about my services or book your inspection today.
Call Lockwood Home Inspections at (250) 213-1699 or email lockwoodhomeinspections@gmail.com. Serving Greater Victoria, the Saanich Peninsula, the West Shore, the Cowichan Valley, Nanaimo, Parksville, Qualicum Beach, and Port Alberni.