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Pasadena Neighborhoods & Areas We Serve

Every part of Pasadena has its own water problem. Craftsman crawl spaces in Bungalow Heaven. Hillside runoff in San Rafael. Real basements in Old Pasadena. We handle all of them.

Request an Inspection →Call +1 (626) 898-6249
Inspection-led recommendationsClear written scope before any work begins

Why your neighborhood changes the fix

Pasadena is not one housing market. It is six.

A 1912 Craftsman in Bungalow Heaven, a 1950s ranch in Hastings Ranch, and a hillside home above the Arroyo all handle water in different ways. They fail in different ways too. So each one needs a different fix.

That is why we never quote from a script. We start with your home’s age, its foundation type, and its place on the city’s slope. Find your neighborhood below. You will see what we fix most on streets like yours.

Tell us your street →

Pasadena districts

Find your neighborhood.

Six districts, thirty-five neighborhoods. Each one fails differently, so each one is inspected differently.

01

Historic basements

Central & Downtown Pasadena

Central Pasadena holds the city’s real basements. The historic buildings in Old Pasadena were built with true below-grade space. So were many older properties near Playhouse Village and the Civic Center. Storage basements. Utility rooms. Cellars. Modern SoCal construction skipped all of these.

Neighborhoods in this district

  • Old Pasadena
  • Playhouse Village
  • Civic Center District
  • South Lake Avenue
  • Monk Hill
  • Ambassador Gardens

Those walls have soaked up moisture for close to a century. The first sign is a musty smell. Or a white, chalky bloom on the wall. Both show up long before standing water does.

Many owners think a damp cellar wall is “just how old buildings are.” It is not. And the fix from the inside is smaller than most people expect. See how it works on our interior and exterior waterproofing page.

02

Foothill runoff

Northwest Pasadena

Northwest Pasadena sits in the path of foothill runoff. Storm water rolls off the San Rafael Hills toward the Arroyo Seco. Linda Vista, Brookside Park, and Arroyo Terrace take that water first. So crawl spaces here face moving water in storm season — not just damp soil.

Neighborhoods in this district

  • Garfield Heights
  • Brookside Park / Arroyo Terrace
  • Linda Vista
  • Lincoln-Villa
  • Muir Heights
  • Banbury Oaks

The pattern we see most: water enters on the uphill side of the home. It moves under the house. Then the damage shows up on the downhill side. So owners repair the wrong spot for years.

Where does the water really get in? And what stops it at the source? Our French drain installation page breaks it down.

03

Craftsman crawl spaces

North Lake & North Central Pasadena

This is Craftsman country. Bungalow Heaven and Historic Highlands are packed with homes built between 1900 and 1929. Nearly every one sits on a raised foundation with a vented crawl space. That crawl space has rested on bare Pasadena clay for over 100 years.

Neighborhoods in this district

  • Bungalow Heaven
  • Olive Heights
  • Catalina Villas
  • Normandie Heights
  • Washington Square
  • Lexington Heights
  • Historic Highlands

Most owners never see the real problem. Cold floors, a musty hallway, and sticking doors often share one cause under the house. And waiting costs more in a landmark district.

What is really going on down there? Our crawl space waterproofing inspection shows you.

04

Post-war tracts

Northeast & Far East Pasadena

The Hastings Ranch tracts are Pasadena’s post-war belt. Most homes here went up in the 1940s and 1950s. They sit on shallow foundations, on sloped ground below the foothills. Drainage standards were lower back then. After 70 years, the soil around these foundations has moved.

Neighborhoods in this district

  • Upper Hastings Ranch
  • Lower Hastings Ranch
  • Brigden Ranch
  • Daisy-Villa
  • Victory Park
  • East Washington Village
  • Chapman Woods
  • East Pasadena

The common sign here: a stucco crack that comes back after every patch. Small cracks at window corners too. Is that cosmetic? Or is it the start of settling?

There is a simple way to tell. Our foundation repair page explains it.

05

Estate basements

Southeast Pasadena & Southern Borders

Madison Heights and Oak Knoll hold Pasadena’s grand old estates. Unlike most of SoCal, many of these homes have real basements. Raymond Hill adds slope to the mix. Lamanda Park’s older homes sit on raised foundations.

Neighborhoods in this district

  • Madison Heights
  • Oak Knoll
  • Raymond Hill
  • Lamanda Park

A dry basement here adds real value to the home. A damp one takes it away. Does yours smell musty after a storm? Then the wall is already telling you where the water gets in.

Our foundation waterproofing page shows what a moisture check reveals.

06

Hillside lots

West & Southwest Pasadena

The San Rafael Hills are Pasadena’s hillside zone. Homes in Annandale, Poppy Peak, and above the Lower Arroyo sit on sloped lots. Storm water presses against their uphill walls. Flat parts of Pasadena never face this.

Neighborhoods in this district

  • Annandale
  • San Rafael
  • Poppy Peak
  • Lower Arroyo
  • Alta San Rafael
  • Brookmere

On a hillside, gravity works for your foundation or against it. Most of these homes were built before anyone planned for that.

The drainage fixes that redirect hillside water are covered in our services. Start there if you live on a slope.

Not sure which district fits your problem?

You do not need to know.

Request an inspection and tell us your street. We arrive knowing what homes on your block need most.

Request an Inspection →Call +1 (626) 898-6249

Beyond Pasadena

Nearby communities we serve.

We also serve Altadena, South Pasadena, San Marino, Sierra Madre, Arcadia, and La Cañada Flintridge. Service depends on the address, access, and the requested work.

ALTADENA

Hillside water moves differently now

Altadena homeowners: the hillsides above you changed after the fire. Water now moves across the area in new ways.

We built a page just for Altadena waterproofing and drainage.

LOS ANGELES

Older homes with real basements

Own an older Los Angeles home with a real basement? That is a specialty of its own.

See our Los Angeles basement waterproofing page.

Service area FAQs

Questions about coverage.

You do not need to know your district before you contact us. Your street is enough.

Ask about your address →

All of Pasadena, CA. We cover every district on this page, from Northwest Pasadena to Chapman Woods. For nearby cities like Altadena, service depends on scheduling and the work needed. Send your address with an inspection request to confirm.

Get started

Every Pasadena neighborhood. One clear answer.

The next step is the same on every street: a real inspection and a written scope.

Request a Waterproofing Estimate →Call +1 (626) 898-6249
Crawl spaces & raised foundationsHillside drainageHistoric basements