Why townhome communities flood differently than single homes
A townhome building puts three to eight rooflines' worth of water into side yards a single mower barely fits through. The swales the builder graded between buildings compact and fill in within a decade. And under all of it sits Kansas City clay, which absorbs almost nothing. The result shows up the same way in community after community: standing water between buildings, soggy common areas that can't be mowed, water against foundation walls, and downspouts from one unit dumping at the next unit's slab.
Those aren't eight separate problems for eight separate contractors — they're one drainage system that was never finished. That's why communities near us end up searching for help by name, subdivision by subdivision.
What we fix — at the same published prices as any job
- Buried downspout lines — $300–$700 per line, the #1 fix for water dumped between buildings
- French drains — $25–$60 per linear foot for soggy common ground and water against foundations
- Catch basins and yard drains — $350–$750 each at the real low points
- Sump pump discharge lines — $300–$700, so one unit's pump isn't swamping the neighbor's patio
- Channel drains for shared driveways and garage aprons
- Drainage repair — flushing and restoring the buried lines the community already has
- Commercial 6" K-style gutters — $12–$24/LF when the rooflines themselves are the problem
Transparent per-unit pricing matters to boards: every price above is published on our site, so nobody has to wonder whether the community rate is the real rate.
How the process works for a board or property manager
1. One property walk. We walk the whole community — every building, every swale, every downspout — usually within a week of your call.
2. A mapped findings report. What's wrong, where, and how severe, organized building by building, in writing.
3. Per-building written quotes. The board sees exactly what each phase costs. Approve it all, or phase the worst buildings first and budget the rest for next fiscal year.
4. Phased scheduling. We batch the work so crews mobilize once per phase — less disruption, and the schedule follows your budget cycle, not ours. Commercial billing terms available.
5. One point of contact. The board or PM deals with one person from the first walk to the final walkthrough.
Gutters and drainage — one contractor for both halves
Half of community water problems start at the roofline (undersized or failing gutters) and end in the ground (nowhere for the water to go). Most contractors do one half. We install commercial 6" K-style gutters and build the underground drainage they feed into, so the board isn't refereeing two companies pointing at each other's work. More on how the two halves work together.
For individual townhome owners
You don't need to wait for the board to fix your own unit. Work on your own downspouts or your own sump discharge line is usually your call; work that crosses common ground typically needs board approval — check your covenants. On the free assessment we'll tell you which side of that line your project falls on (general guidance, not legal advice), and if the fix really needs the board, we'll give you the written findings that make that conversation easy.
Questions boards ask us
Are you insured? Fully insured — certificate of insurance available on request, and Kansas Roofing Contractor Reg. No. 26-008147 for Kansas communities.
Can owners opt in individually? Yes — we can run a community phase and let individual owners add their own unit's work to the same mobilization.
What about warranty? Same as every job: 10-year workmanship and 25-year material coverage, in writing.
Do you restore the ground? Trenches are backfilled and tamped. We're straight about this: we don't do landscaping restoration beyond that.
Free community walk — usually within a week
Written, mapped, per-building findings. No pressure. Call or book online and tell us the community name.
Book the community walk → Call (816) 469-9563