Gutter, Drainage & Grading Audit

Because nearly every lot slopes toward the lake, so grading, downspouts, and retaining walls decide whether winter water runs past your foundation or into it. Get the water routing right and most downhill problems never start.

Well downslope, to a working discharge point away from the foundation — never dumping against the house. Overflow stains and pooling at the base are the tell that a downspout is feeding the foundation.

Bulging, cracks, and blocked weep holes. Weep holes that can't drain build water pressure behind the wall; bulging or leaning means it's already losing. On a slope, the uphill wall protects everything below it, so price it first.

After the first heavy rain, look for pooling, soggy ground, and water flowing toward the foundation rather than away, especially on the uphill side. Rain is the cheapest diagnostic you'll get.

A lot. Grading and retaining walls quietly move offers because the fixes range from regrading to five-figure wall work. Read the lot before you write, not after inspection.

That's a shared-water issue: area drains, swales, or an interception drain usually handle it, but the fix depends on volume and property lines. Map it before the wet season and get a drainage contractor's read.