The Surprising Ways Tree Roots Can Cause Water Damage Around Your Ann Arbor Home

What Tree Roots Are Doing to Your Home (That You Can’t See)

If you own a home in Ann Arbor, chances are you’ve got a few beautiful, mature trees on your property — maybe a towering maple in the front yard or a shady oak by the sidewalk. Trees are a big part of the charm here, especially in neighborhoods like Burns Park, Water Hill, and Old West Side. But beneath all that leafy beauty, something far less picturesque could be happening underground. Tree roots, left unchecked, can quietly disrupt your home’s plumbing and foundation systems — leading to water damage that shows up months (or even years) later.

Let’s dig into what you should know — and why this hidden issue is more common in Ann Arbor than you might think.

Not Just a Plumbing Problem — It’s an Ann Arbor Problem

You don’t need to live in a forest to have tree root problems. In fact, it’s often homes in tight neighborhoods with shared tree lines or older infrastructure that are hit the hardest. Many properties in Ann Arbor still use aging clay or cast iron sewer pipes, especially in neighborhoods built before the 1970s. These materials are much more prone to cracks and weak joints — which are exactly what thirsty roots are looking for.

And then there’s the weather. Our local soil sees plenty of freeze-thaw cycles each winter, followed by heavy spring rain. That moisture creates ideal conditions for tree roots to grow aggressively underground, seeking out any source of water — including your home’s plumbing or foundation seams.

Certain trees are more aggressive than others, and Ann Arbor has plenty of them. Silver maples, willows, elms — they’re beautiful, but notorious for root systems that can spread 20–30 feet (or more) beyond the visible canopy.

How Roots Sneak In Through Cracks and Joints

It doesn’t take a major break for roots to get in. They can detect even the tiniest cracks in your sewer lines or foundation — drawn in by the scent of moisture. Once they find a way in, they expand, twist, and grow until they’ve carved out enough room to cause real damage.

The problem is that this often happens completely unnoticed. You might go months or even years without realizing anything is wrong, especially if the damage is underground. Many homeowners don’t connect slow drainage, sewer odors, or occasional damp spots to something like tree roots — and by the time visible water damage appears, the root invasion has already done a number on your home.

The Basement Is the First to Suffer

If your home has a basement — finished or not — it’s often the first area to show signs of root-related water problems. Because basements are underground, they sit closest to those sneaky root intrusions.

It might start with a smell — that classic “basement must” — or a small puddle that appears after a heavy storm. You may notice bubbling paint on the walls or discoloration along the floor where moisture is pushing through from below. If you’ve got older plumbing lines that run through or under your basement, roots can even clog them entirely, causing sewer backups or slow drains that make daily tasks harder (and messier).

In short, if your basement starts to act “off,” it might be worth looking down before you look around.

Freeze-Thaw + Tree Roots = Foundation Trouble

Winter in Ann Arbor doesn’t just mean snow and ice. It also means the ground around your home is expanding and contracting constantly. That movement puts pressure on your foundation all by itself — but when you add growing roots to the mix, the pressure can become a real structural issue.

Roots don’t stop growing in the cold. They’ll wedge into tiny foundation cracks and keep pushing through as the seasons change. Combined with the expansion from frozen soil, this can shift basement walls, damage slabs, or create new entry points for water to seep in during spring melt and summer rainstorms.

For homes with shallow foundations — common in some older Ann Arbor neighborhoods — this process can happen faster than you’d expect.

Your Yard Might Be Telling You First

While root problems are sneaky, your yard might drop some hints before the damage reaches your home. Look out for areas of unexpected pooling water or soggy spots that don’t drain after rain. These can be signs that tree roots have disrupted underground pipes or changed how water flows across your lawn.

On the flip side, your trees themselves might start showing stress. Yellowing leaves or bare branches can indicate a root system that’s been damaged — possibly from growing around, or into, pipes or drainage systems. Ironically, a healthy-looking yard can also mask a growing underground problem, especially if the roots are feeding off slow leaks from cracked lines.

Modern Fixes for an Old Problem

The good news? You’re not stuck with outdated fixes. Technology has come a long way in helping homeowners deal with root-related water damage — without tearing up their entire yard or basement.

Trenchless sewer repair, for example, lets professionals reline or replace underground pipes without major excavation. Hydro jetting can remove root blockages from inside your pipes using high-pressure water. And for foundations, moisture barriers and epoxy sealants can stop water infiltration before it ever reaches your interior walls.

These methods are especially useful in neighborhoods with tight spacing or historic homes where preserving the look and layout of the property is important. Ann Arbor’s character doesn’t have to suffer just because you need a modern solution.

Don’t Wait for the Water to Show Up Inside

If there’s one takeaway here, it’s this: tree root damage is easier to prevent than to repair. Once water starts appearing inside your home, the cost and complexity of restoration go up — especially if it’s contaminated or causes mold growth.

We recommend annual inspections if your home has mature trees, past plumbing issues, or a history of water damage. These checks can catch the early signs of root intrusion, saving you thousands in long-term repair costs. And after heavy rainfall or snowmelt — common around here in March, April, and November — it’s smart to take a quick look at your basement and yard for anything unusual.

Don’t Let Tree Roots Wreck Your Foundation — Call ServiceMaster Excellence

Tree roots might be silent, but the damage they cause can be loud, messy, and expensive. Whether you’re dealing with slow drains, unexplained basement dampness, or yard pooling that won’t go away — ServiceMaster Excellence is here to help.

We specialize in water damage inspections and restoration services tailored for Ann Arbor homes. Our team knows what to look for, how to stop it fast, and how to restore your space without disrupting your life. And if roots are the cause? We’ll help you deal with those too.

Call ServiceMaster Excellence today to schedule your water damage inspection — and stop the problem before it takes root.

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