Drainage and French drains
French Drain Installation and Yard Drainage in Tampa Bay
4.7 170+ Google reviewsFree on-site estimatesOver 35 years creating Florida-friendly landscapes
We trace where the water comes from and where it can go, then match the fix to the source.
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French drain installation puts a gravel trench around a perforated pipe into a yard that holds water after storms, carrying the water to a lower spot. Where the water comes from, whether the roof, a slope or a low spot, decides the fix. Doug Wilson, Director of Operations, walks the yard and writes the quote himself. The estimate is free and on site.
- New-house grade rule
- 6 inches of fall in the first 10 feet (FBC R401.3)
- Average rainy months
- June to September, about 7.8 inches a month (SWFWMD)
- Before digging
- Sunshine 811, 2 full business days ahead
- Estimate
- Free and on site
What a Medscapes drainage job covers
- A yard walk to trace where the water starts and where it can go
- French drains: a gravel trench around perforated pipe that carries water to a lower spot
- Regrading so the ground falls away from the house
How much rain Tampa Bay gets, and when
The Southwest Florida Water Management District (SWFWMD) counts June through September as the rainy season, at an average of about 7.8 inches of rain a month, against around 3 inches a month in the dry season.
Pinellas County, citing SWFWMD, puts its 25-year average at 51.57 inches a year, with nearly 60 percent falling from June through September. The City of Tampa says its most frequent type of flooding, localized flooding, comes from high-intensity, short-duration summer thunderstorms and tropical storms, and that the lack of topographic relief sometimes makes it difficult for water to drain quickly.
Sources: SWFWMD rainfall cycle; Pinellas County stormwater; City of Tampa flood brochure.
Which fix fits which source of water
Medscapes quotes French drains and regrading. The other fixes in this table are what Pinellas County, UF/IFAS, WSU Extension and Florida-Friendly Landscaping describe.
| Where the water comes from | The fix described | Source |
|---|---|---|
| The roof | A downspout extension that ends on grass or in a bed, not the driveway, or a buried downspout line connected to a French drain | Pinellas County; UF/IFAS; WSU Extension |
| A slope that sends water toward the house | A French drain across the slope | WSU Extension |
| A low spot where water stands | A French drain to a lower area, soil added to raise the grade, or a rain garden | UF/IFAS |
| A doorway or driveway | A trench drain to collect water and reduce yard flooding | Pinellas County |
| A lot that falls toward the house | For a new house, 6 inches of fall in the first 10 feet, with drains or swales where a wall, lot line or slope blocks it (see the code section below) | Florida Building Code, Residential |
| Runoff that needs a path | A dry creek bed | UF/IFAS |
| Rain a low spot can hold | A rain garden, or a berm that gives the rain time to soak in | UF/IFAS; Florida-Friendly Landscaping |
Sources: Pinellas County property protection; UF/IFAS SS720; WSU Extension drainage; UF/IFAS drainage advice (archived copy, July 2024); Florida-Friendly Landscaping Principle 8; UF/IFAS rain gardens; City of Tampa stormwater manual.
How a drainage job runs, from walk-through to installation
Free estimate on site
Doug walks the yard with you and writes the quote himself.
Trace the water
We follow the water from where it starts to where it can go, and match the fix to that path.
Utility lines and permits
The Sunshine 811 call comes first when the job needs it, and we pull the permits your job needs.
Dig and install
The crew digs the trench and installs the drain.
What the building code asks of the grade around a new house
Section R401.3 of the Florida Building Code, Residential, 2023 edition, sets the grade around a new house: lots must be graded to drain surface water away from foundation walls, with at least 6 inches of fall in the first 10 feet, and impervious surfaces within 10 feet must slope at least 2 percent away. The Florida Building Commission's October 2026 workplan lists December 31, 2026 as the effective date of the 9th edition.
Where a lot line, wall or slope blocks that fall, the code calls for drains or swales. UF/IFAS says grade changes are common on large-scale landscape jobs but often not practical for a homeowner.
Sources: Florida Residential Code 2023, R401.3 (UpCodes copy); Florida Building Commission workplan; UF/IFAS drainage advice (archived copy, July 2024).
How UF/IFAS and WSU Extension describe a French drain
UF/IFAS describes a French drain as a sloping trench filled with large stones that channels water to a lower area, and says gravel by itself at the bottom of a planting area does not improve drainage or plant growth in wet soil. The trench details below come from Washington State University Extension's small-acreage guidance, so they describe how a French drain works in general, not a Florida rule.
- Fabric
- WSU Extension describes a trench lined with geotextile fabric that is wrapped over the top of the gravel, so soil does not fill the spaces between the stones.
- Pipe
- For carrying water out of a gravel layer under a planting area, UF/IFAS recommends perforated pipe surrounded by geotextile fabric, which keeps soil out of the pipe.
- Slope
- WSU Extension gives a trench slope of 0.5 to 1 percent, and its example is a 1-foot drop over 100 feet.
- Machinery
- WSU Extension says to keep heavy machinery off a finished French drain, because it can compact the soil and crush the pipe.
Sources: UF/IFAS drainage advice (archived copy, July 2024); WSU Extension drainage.
A dip in the yard may be a swale, and filling it can cause flooding
As of November 2026, a dip that is generally dry between storms may be a swale, which Pinellas County describes as a linear retention system, constructed or natural-shaped, that lets water flow away from homes and also infiltrates it. SWFWMD says not to fill stormwater ponds, swales and retention systems, because that can cause flooding and endanger water bodies.
SWFWMD says that after developers finish permitted stormwater systems in residential areas, the permit and the legal responsibility for upkeep typically pass to a homeowners, condominium owners or property owners association. It adds that changing the elevation of large pieces of property can have drastic impacts on where stormwater flows, and that owners should consult the stipulations of the neighborhood's permit before any construction.
City of Tampa
The City's stormwater manual, June 2022 revision, says grading and excavating must not change surface drainage to a neighbor's detriment, even with a City permit. By common law, the manual adds, an upstream owner may not, without liability, change the point of discharge, concentrate water in ditches, or divert water that would have escaped another way.
Pasco County
Pasco County's lot grading and drainage plan page says construction outside special flood hazard areas may still require a drainage plan, and that a plan should show the intended drainage path to ensure no adverse impact on adjacent or off-site properties. Ask the county whether a drainage plan applies to your job before the grade changes.
Sources: SWFWMD stormwater booklet; Pinellas County stormwater; City of Tampa stormwater manual; Pasco lot drainage plans.
Sunshine 811 and permits come before the trench
As of November 2026, section 556.105 of the Florida Statutes requires an excavator to give notice through the free-access notification system (Sunshine 811) at least 2 full business days before excavation, and the information is valid for 30 calendar days. Section 556.102 defines excavation as any manmade cut, cavity, trench or depression formed by removing earth and intended to change the grade or level of land or to disturb the surface.
Sunshine 811 does not mark lines; member utilities or their locators do. We call Sunshine 811 before digging when the job needs it, and we pull the permits your job needs.
What the local pages say (read November 2026):
- City of Tampa
- The City's flood brochure says to check with its Construction Services Division for required permits before grading, filling or construction, because those changes may cause flooding problems for you or your neighbors. Its stormwater manual says an action that changes the existing or natural contours of a site needs an appropriate permit under Chapter 21 of the City code.
- Hillsborough County
- The county says to contact county Development Services, or your municipal building office, before doing any type of work. Its exempt-work page says a project that is not on its list most likely requires a permit.
- Pinellas County
- A Habitat Permit is required for any digging or regrading, the county says. Call its info desk if you are unsure. Inside a city, ask the city's building office.
Sources: Florida Statutes s. 556.105; Florida Statutes s. 556.102; Sunshine 811 homeowner page; City of Tampa flood brochure; City of Tampa stormwater manual; Hillsborough flood information; Hillsborough work exempt from permits; Pinellas County property protection.
What UF/IFAS says about dry creek beds, rain gardens and berms
Medscapes quotes French drains and regrading. The options below are what UF/IFAS and Florida-Friendly Landscaping describe.
UF/IFAS publication EP374 names a dry creek bed or gravel swale as an intentional water course that captures and directs water flow, to protect topsoil from compaction and excessive erosion.
UF/IFAS describes a rain garden as a low section of the landscape planted with native or Florida-Friendly plants, which collects rainwater temporarily. It says to place one at the bottom of a downspout or in a naturally low spot where water tends to puddle, at least 10 feet from the house and not within 25 feet of a septic tank or well, and to keep it around 4 to 8 inches deep, because anything deeper could become a breeding ground for mosquitoes.
Florida-Friendly Landscaping™ Principle 8 describes shallow rain gardens and berms (rises) and swales (dips) that help slow runoff and give water time to soak into the ground. Bed layout sits with landscape design and low-water planting with xeriscaping.
Sources: UF/IFAS EP374; UF/IFAS rain gardens; Florida-Friendly Landscaping Principle 8.
Doug walks the yard before anyone digs
- Doug Wilson, our Director of Operations, walks the yard and writes the quote himself
- Over 35 years creating all types of Florida-friendly landscapes
- Over 100 years of combined experience across Doug and his team
- Licensed and insured
- References available on request
Drainage solutions in Tampa, Wesley Chapel and nearby towns
Which office to ask depends on the address: the City of Tampa inside its limits, otherwise the county or the town's own building office. Hillsborough County's flood page tells owners to contact county Development Services or their municipal building office. From our base in Wesley Chapel, we work in Tampa, Lutz, Land O' Lakes, Odessa, Trinity, New Tampa, Westchase and Carrollwood.
- Wesley Chapel
- Lutz
- Land O' Lakes
- Odessa
- Trinity
- New Tampa
- Tampa
- Westchase
- Carrollwood
Lawns, drives and walks from our jobs
Lawns, paver drives, walks and beds photographed on our jobs. Select a photo to enlarge it, or see the gallery.
What customers say about the planning and the crew
4.7170+ reviews on GoogleI moved into my house in July 2022, and it desperately needed landscaping and some curb appeal. Medscapes was one of the few landscaping companies that actually responsed and showed up for an estimate. …
Danielle Brant Google review, 2022
The crew was very professional and worked hard throughout the day to make sure the job was done. The front yard looks way better and I can’t wait to see how some of these beautiful plants grow! Everyone was very responsive to questions throughout the process and it was all handled in a timely manner! …
Michelle V. Crespo-Melendrez Google review, 2023
Doug made the process of understanding what was needed and developing a plan very easy. The crews doing the clean up and new plantings were timely, pleasant, and conscious of making sure things were done right. I've also been very pleased with the weekly lawn maintenance services and their efforts in keeping the yard looking great. …
Pedro Fierro Google review, 2023
Doug & his team listen, interpret and work their magic. They turned a barren back yard into warm, beautiful, grandchild-friendly natural-looking zones. Crews are efficient, careful, thorough and personable. WOW every time Medscapes provides a service.
Mary Jane Gwyn Google review, 2022
We had a Great Experience with Medscapes. Doug was amazing! He worked with us on a Landscaping design of our entire front and side yards. He made lots of suggestions on plants he would recommend. He and his team selected the plants, and installed them. They worked with us on any tweaks we wanted to make after the install. …
Phyllis Sacone Google review, 2023
Couldn’t recommend these guys more highly!! Doug and the team did an amazing job with the privacy palms they put in my backyard and also the gorgeous Sylvester palm tree out front. They came over to quote me right away after I contacted them and the landscaping work was started shortly after. Very professional, knowledgeable and timely!! …
Case Google review, 2022
French drain and yard drainage questions
Not answered here? Call (813) 382-5801 or book a free on-site estimate.
How much slope does a French drain trench need?
Washington State University Extension says a French drain trench should be sloped between 0.5 and 1 percent, and its example is a 1-foot drop over 100 feet for a 1 percent slope. That is general mechanics from Washington, not a Florida rule. Doug walks the yard before he writes the quote.
Will a French drain work in my soil and water table?
Washington State University Extension says French drains work better when they are not within the groundwater table. UF/IFAS describes Florida's sandy Entisols as ranging from excessively to poorly drained, and most Florida Spodosols as poorly drained. Doug walks the yard before he writes the quote.
When does a French drain trench need an 811 call?
As of November 2026, section 556.105 requires an excavator to give notice at least 2 full business days before excavation, and section 556.102 defines excavation to include a manmade trench formed by removing earth and intended to change the grade of land or to disturb the surface. Section 556.108 lists the exemptions, which include excavation by the owner of a single-family residential property under its conditions. Business days run Monday to Friday, minus the holidays the statute lists. Sunshine 811's homeowner page says member utilities or their locators mark the lines. We call Sunshine 811 before digging when the job needs it.
Does my HOA have a say in a drain or a regrade?
Check your declaration and published guidelines. As of November 2026, section 720.3035 of the Florida Statutes limits a homeowners' association's review and approval of plans for the location, size, type or appearance of a structure or other improvement to what its declaration or published guidelines specifically state or reasonably imply. A written denial must name the rule and the part of the improvement that does not conform, and the association may not require a government building permit as a prerequisite to its review. Read your declaration for what it says about drainage and grading.
Where should drain water go near existing trees?
UF/IFAS advice, archived July 2024, says to divert runoff away from existing trees because flooding could kill them, especially if soil drains poorly. Medscapes offers tree consultations.
Who fixes a broken sprinkler line that keeps one spot soggy?
Call an irrigation contractor. Medscapes does not install, repair or design irrigation.
Last updated
Show Doug where the water goes
Tell us where the yard stays wet. Doug walks it with you, and the estimate is free.
- 1Call or book online
- 2Doug walks the yard with you
- 3You get a written quote
Book a free on-site estimateCall (813) 382-5801
Monday to Friday, 7 AM to 5 PM · Based in Wesley Chapel