There are three items that help keep a basement dry.

1. Gutters with downspouts directing rainwater 4-6 feet from the foundation.
2. A landscape grade that slopes away from the foundaion 1" per foot for the first 5-6 feet.
3. A drain tile system around the base of the foundation that collects and directs ground water to a sump pit
and discharges it away from the foundation.

Older homes may not have #3. But it can be added for a few thousand dollars.

Newer homes also have foundations that are sealed with tar or other water proofing product before being back filled. If the home doesn't have #3, it may not have been sealed either.

Yes, Ridge is a high-point in the area (hence the name Ridge)... and the land slopes down toward the lakefront (east).

Simply because you've found 2 homes east of Ridge that have seepage isn't an indication that all of those homes will get water, nor that it's on in a flood plain. It's more likely due to neglect of the basement foundation, or perhaps clogged gutters.

I know of several homes in the same area, that do NOT get seepage of any kind.

Hi Sam, there is a difference in a property being in a flood plain and a home having basement seepage (and there are various seepage conditions), Some of the seepage conditions in basements, especially in older basements are often normal because of movements of the homes, many can be easily repaired, other are a bit more extensive and expensive, some seepage is cause by cracks in the foundation, which could be fixed relatively easily. No Flook Plain is different, and any home owner should know and have a flood insurance, the lender/bank who will give the loan will double check whether the home is located in a flood plain and then will insist on the additional insurance....

Inspectors often may have some idea why the home has seepage, heavy rains can cause it, some homes have overhead sewers, some have sump pumps etc. You are of course right with your assumption if a home is located on higher ground, there is less of a chance of the basement to flood...

There are existing maps to check on which areas / properties are within flood plains...

If you are currently actively looking to buy property in Evanston, feel free to contact me and I would be glad to explore your options. Also when buying a single fam. home the current owners/sellers in their Seller disclosure should explain in detail if they ever had flooding & or seepage in their home and what kind and what measures they took to fix any seepage in the past...

I can also e-mail you daily all available properties in your size and price range for your review and then make appointments accompany showings, and guide you through the entire process.

Talk to you soon.
Edith Karoline YourRealtor4Life! Working always in the very BEST interest of her clients!
EdithSellsHomes@gmail.com