Heavy rain is a fact of life in Kent. When gutters clog or drains back up, that water looks for the fastest path, which can mean flooded yards, soggy basements, and damaged driveways. You want to protect your place and avoid surprise repairs, especially before selling or during a busy season. In this guide, you’ll get a simple twice‑yearly stormwater routine, an easy checklist, and clear tips that fit Kent’s rules and climate so you can prevent problems before they start. Let’s dive in.
Why stormwater upkeep matters in Kent
Kent sees frequent fall and winter rains. With lots of roofs, driveways, and streets, runoff moves fast and can overwhelm private drainage if it is not maintained. That can lead to localized flooding, erosion, and property damage.
Your property likely has a mix of public and private stormwater features. The city or county usually handles public inlets and mainlines. You are typically responsible for roof leaders, private laterals, yard drains, and any on‑site features like rain gardens or detention ponds on private or HOA property. Confirm ownership with City of Kent Public Works before you take action.
Following basic best management practices helps your home and also protects local streams in the Green and Duwamish watershed. A short, documented routine done twice a year plus after big storms prevents most problems and often aligns with local codes and HOA rules.
Your twice‑yearly inspection routine
When to schedule
- Late winter or early spring. Inspect after winter storms and before spring rains.
- Late fall. Inspect after leaf drop when debris is at its peak.
- After major storms or big projects. Do a quick check after intense rain, roof replacement, nearby construction, or new paving.
What to look for
- Roof gutters and downspouts. Check for debris, sagging sections, or disconnects. Make sure splash blocks or extensions move water onto lawn or landscaped areas, not toward foundations.
- Inlets and catch basins. Look for leaves, sediment, trash, or standing water in the basin.
- Private yard drains and laterals. Watch for pooling, soggy lawns, blocked culverts, settling, or sinkholes.
- Swales, ditches, and pipes. Look for damage, scour, exposed pipe, overgrown vegetation, or sediment buildup.
- On‑site features. Check rain gardens, infiltration trenches, permeable pavement, and ponds. Look for healthy vegetation, clear inlets, and no standing water beyond design times.
- Easements and boundaries. Make sure nobody has dumped soil or yard waste that changes how water flows.
- Erosion signs. Watch for exposed roots, undercut banks, or new headcuts in ditches.
- Illicit discharge clues. Oily sheen, odd colors, or persistent odors in storm drains are red flags. Report them to City of Kent Public Works or King County as required.
Simple checklist you can copy
Use this for each feature and keep it in your records.
- Inlet free of leaves and trash. Yes or No
- Standing water more than 24 to 48 hours after rain. Yes or No
- Sediment depth in basin more than 2 to 4 inches. Yes or No
- Vegetation healthy and not blocking infiltration. Yes or No
- Structural damage to pipes, walls, or edges. Yes or No
- Date of inspection, who inspected, and photos attached
Maintenance tasks you can do
Quick DIY wins
- Clean gutters and downspouts. Use gloves and a hose. Make sure downspouts discharge to a pervious area or use splash blocks to prevent erosion.
- Clear inlets and catch basins. Remove leaves, trash, and sediment by hand or with a shop vac. Do not push debris into public drains.
- Restore grading near the house. Fill small depressions so water flows away from foundations.
- Trim vegetation. Keep flowlines open and remove invasive plants that clog drains or reduce infiltration.
- Refresh rain gardens. Top up mulch and remove sediment at the upstream edge so water can soak in.
- Stabilize small erosion spots. Plant native vegetation, use erosion control matting, or add rock at edges where flow is concentrated.
Pollution prevention at home
- Sweep, do not hose. Sweep driveways and sidewalks instead of washing dirt into the street.
- Use lawn products sparingly. Follow label directions and consider slow‑release or organic options.
- Store and dispose safely. Keep hazardous products covered and contained. Use approved disposal programs, not storm drains.
Smart upgrades that pay off
- Downspout disconnection. Route roof runoff to a lawn, rain garden, or infiltration trench where soils allow.
- Rain barrels. Capture roof water for reuse. Direct overflow to a stable area that will not erode.
- Permeable pavement. Consider permeable pavers for walkways or patios to reduce runoff. Vacuum clean as the manufacturer recommends.
- HOA common areas. Maintain ponds, remove sediment as needed, and plant deep‑rooted natives on slopes to reduce erosion.
When to call a pro
- Repeated backups or flooding. Persistent problems signal a bigger issue.
- Suspected pipe failure. A camera inspection can find collapsed or clogged private lines.
- Significant erosion or large sediment removal. Pond dredging and structural repairs need specialized help.
- New engineered features or grading. Design and installation of detention, infiltration, or larger grading can require permits and expert design.
Safety first
- Do not enter confined spaces. Catch basins and culverts can be dangerous without training and permits.
- Wear proper gear. Use gloves, eye protection, and sturdy boots. Stay visible and alert near streets.
- Hire out heavy work. For pumping or equipment use, bring in licensed contractors.
Permits, rules, and who is responsible
- Confirm ownership. The city or county maintains most public mains and inlets. Homeowners and HOAs typically maintain roof leaders, private laterals, on‑site treatment features, and common systems unless legal documents say otherwise.
- Know what needs a permit. New impervious surface, major grading, changes to flow paths, work in the public right of way, or installing engineered stormwater facilities often needs City of Kent permits. Start early and ask questions.
- Prevent illicit discharges. Non‑stormwater like soap, oil, paint, or chemicals cannot enter storm drains. Report spills or suspicious discharges to City of Kent Public Works or King County.
- Follow technical standards. The Washington State Department of Ecology’s Stormwater Management Manual for Western Washington and local guidance set best practices and design criteria.
- Expect enforcement. The city can cite violations that cause downstream impacts. Some programs may offer technical help or cost‑share for green stormwater projects. Check for current options.
Quick compliance steps
- Call City of Kent Public Works. Ask for help confirming which features are public or private and how to report public inlets that need cleaning.
- Review HOA CC&Rs. Look for drainage maintenance obligations for common areas.
- Get approvals before changes. Do not alter drainage across property lines or in easements without permits and neighbor coordination.
Build your twice‑yearly plan
Spring plan: March to April
- Inspect all features after winter storms.
- Clean gutters and downspouts. Confirm flow to a stable pervious area.
- Open and clear inlets and private basins. Remove sediment if it exceeds 2 to 4 inches.
- Check rain gardens and permeable areas. Restore mulch and remove sediment at inlets.
- Repair small erosion issues. Replant, mat, or rock to stabilize.
Fall plan: October to November
- Clear leaves and yard debris from gutters, inlets, and swales.
- Inspect detention or retention basins. Remove excess vegetation and debris.
- Service permeable pavement. Vacuum or clean per manufacturer guidance.
- Reassess grading near the home. Keep water moving away from the foundation.
Post‑storm quick check
- Walk the property 24 to 48 hours after a major storm.
- Look for ponding, new erosion, clogged inlets, and any odd odors or sheens.
- Take photos and note what you find. Schedule fixes.
Recordkeeping and HOA tips
- Keep a simple log. Note the date, what you inspected, issues found, and actions taken. Attach photos.
- For HOAs, make it standard. Add stormwater tasks to reserve studies, meeting minutes, and service contracts. Send seasonal reminders to residents and list prohibited behaviors like dumping yard waste in drains.
Budget and contractor selection
- DIY maintenance. Most routine tasks require basic tools and time, not big budgets.
- Professional services. Camera inspections, pipe repair, pond dredging, and engineered infiltration systems cost more. Get multiple bids and verify licenses and insurance.
- Preventive investments. Rain gardens, downspout disconnections, and permeable surfaces have upfront costs but can lower long‑term risk and damage.
Choose contractors with the right experience:
- Pipes and laterals. Licensed plumbers or contractors with storm lateral repair experience.
- Structural or grading work. Licensed civil engineers and contractors who can show past stormwater projects.
- Landscape stormwater features. Landscape architects or installers with native plants and bioretention expertise.
Take the next step
A little attention now can save you from expensive fixes during the next atmospheric river. If you are planning to list your home or manage an HOA property, knocking out this checklist can boost buyer confidence and reduce inspection surprises.
Need a local plan, contractor referrals, or a quick timeline to prep for market. AMP Properties Group NW can help you prioritize projects that protect value and support a smooth sale. When you are ready, you can get an instant home valuation or explore a fast cash‑offer option if timing matters most.
FAQs
What is the best time to do stormwater upkeep in Kent?
- Twice a year works well. Inspect in late winter or early spring and again in late fall after leaf drop. Also check after major storms.
What parts of my drainage system am I responsible for in Kent?
- You typically maintain roof leaders, private laterals, yard drains, and any on‑site features on private or HOA property. The city or county maintains most public inlets and mains.
How do I know if I need a permit for drainage changes in Kent?
- If you add impervious area, change flow paths, do significant grading, work in the right of way, or install engineered facilities, contact City of Kent Public Works to confirm permit needs.
How long should stormwater take to drain after a storm in Kent?
- Most areas should drain within 24 to 48 hours. Longer ponding can signal clogging, insufficient infiltration, or grading issues.
What are signs of illicit discharge to storm drains in Kent?
- Oily sheens, odd colors, or persistent chemical or sewage odors are warning signs. Report them to City of Kent Public Works or King County.
When should I hire a professional for stormwater issues in Kent?
- Call a pro for repeated backups, suspected pipe collapse, significant erosion, pond dredging, or any design and grading that might trigger permits.
What maintenance does permeable pavement need in Kent’s climate?
- Vacuum or mechanically clean per manufacturer guidance to remove fine sediments. Keep nearby landscaping from shedding soil onto the surface.
