Drainage and Waterproofing St Armands Key
Drainage and Waterproofing St. Armands Key, FL from Foundation Masters, LLC delivers engineer-designed solutions to stop flooding, water intrusion, and soil erosion for homeowners, condo boards, and commercial property managers. As the first engineering firm to pioneer the waterproofing industry in Florida, we provide permanent, lifetime-warranted systems designed for the unique conditions of barrier island living.
Why Drainage & Waterproofing in St. Armands Key Is So Critical
St. Armands Key is a low-lying barrier island just off Sarasota’s coast. It sits on sandy fill soils over limestone, with a shallow water table often only 2–4 feet below grade. The area averages 50–60 inches of rain per year, and intense summer storms can deliver 3 inches of rain in an hour, quickly saturating the ground.
Because the island is surrounded by tidal waters, high tides and storm surges can push the water table inland, reducing soil drainage. After heavy rain, the water table may rise 12–18 inches in a single event, allowing moisture to contact slabs and destroy vapor barriers. You can check your flood zone at the FEMA Flood Map Service Center or Sarasota County’s Flood Zone Information Portal.
Florida has no waterproofing building code — only an elevation rule that says the first floor slab should be 12 inches above finished grade. Many older St. Armands Key homes were built flush with yard grade, meaning seasonal high tides and heavy rain can bring groundwater directly to the slab.
Signs You Need Drainage & Waterproofing in St. Armands Key
- Standing water around the home after high tide or storms
- Saltwater staining or efflorescence on exterior block walls
- Warped wood floors or popping tile from slab moisture
- Persistent mildew smell or visible mold at floor level
- Parking or driveway flooding that drains slowly after rain
Our Proven St. Armands Key Waterproofing & Drainage Solutions
Foundation Masters created Florida’s first true engineered waterproofing system because builders lacked reliable standards. Our process includes:
- Excavating a trench ~12″ below the slab edge to expose the footer and wall.
Our Proven St. Armands Key Waterproofing & Drainage Solutions - Applying the Seal Tight Waterproofing System to protect below-grade concrete and footings even in saltwater-exposed soils.
- Designing engineered drainage piping or sump discharge to move groundwater away from the foundation and prevent undermining of sandy soils.
- Installing gutters and grading corrections to keep stormwater away from the slab edge.
This stops moisture intrusion, protects against salt-driven corrosion, and reduces the risk of sinkhole-like voids caused by uncontrolled water movement in limestone layers.
Parking Lot Drainage & Commercial Waterproofing — St. Armands Key
We specialize in parking lot drainage system repairs and retrofits for commercial and multi-family properties on St. Armands Key — rebuilding catch basins, replacing storm pipes, and stabilizing sandy subgrades exposed to saltwater and heavy rainfall. Learn more about our parking lot drainage services.
Get a Drainage & Waterproofing Inspection in St. Armands Key
Living on a barrier island means constant exposure to tidal pressure, saltwater, and heavy storms. Our engineers understand these unique conditions and provide free inspections and lifetime-backed waterproofing systems to keep your property safe.
Call 656-233-7089 for direct help with flooding, moisture intrusion, or drainage system failure on St. Armands Key.
Frequently Asked Questions — St. Armands Key Drainage & Waterproofing
Why does my yard flood after heavy rain or high tide?
St. Armands Key has a very shallow water table and flat sandy soils. Heavy rain and high tides quickly saturate the ground and keep drains from discharging effectively.
Can you waterproof a slab home on a barrier island?
Yes. Our Seal Tight System was designed for coastal Florida. It protects against hydrostatic pressure and saltwater intrusion even when the water table rises to slab level.
Will waterproofing help prevent foundation damage from saltwater?
Absolutely. Our system blocks water and salts from reaching the concrete and rebar, preventing corrosion and spalling in coastal conditions.
How does this reduce the risk of soil washout or sinkholes?
By controlling drainage and preventing water infiltration into the limestone below, our systems stop erosion that can create voids and settlement under your foundation.
Do you offer drainage solutions for commercial parking lots?
Yes. We repair and retrofit catch basins, storm drains, and subgrade failures for commercial and multi-family parking areas on St. Armands Key.
Where can I check my flood risk?
Visit the FEMA Flood Map Service Center or Sarasota County’s Flood Zone Information Portal for local maps and resources.