Drainage & Water-Flow Audit

Because slopes and a near-lake water table make water the hidden driver behind wet crawlspaces, foundation problems, and failing walls — and "it was just a wet week" is how buyers talk themselves past it. Watch where water actually goes.

During or right after a storm. Standing water, soggy soil, splashback staining, and erosion channels reveal themselves when it's raining and hide when it's dry — which is exactly when listing photos are taken.

Drainage is the cause; structural movement is often the effect. If water reaches the foundation or crawlspace, that's a decision-changer worth a drainage contractor's estimate — fixing water early can prevent the structural bill.

Whether the hardscape is pitched toward the house. A driveway or patio that drains at the foundation feeds water exactly where you don't want it, and it's a common, fixable-but-real finding on slope lots.

It's a common slope complication: water crossing onto the lot needs interception via swales or area drains. The fix depends on volume and property lines, so map where it enters before assuming it's minor.

Not necessarily, but get an estimate. The range runs from regrading and downspout fixes to a full perimeter drain and sump. Price it before you accept — that's what a Real Estate Review helps you do.