1. Watch a real rain
Go out during or shortly after a heavy rain, staying safe and away from lightning. Take photos or short videos. Note where water enters your property, where it pools, how long it stays, and where it leaves.
- Pooling against the foundation or in window wells
- Downspouts discharging right next to the house
- Surface flow coming from a neighbor's property or the road
- Soil or mulch washing out on slopes
- Spots that stay wet days after a storm
2. Match the problem to the fix
Surface water against a house is often handled by regrading so ground slopes away from the foundation. Water that collects below the surface may call for a French drain. Slopes that keep eroding may need a retaining wall or stabilization. Many properties need a combination.
3. Check the rules first
Redirecting water can affect neighbors and public drainage. Many municipalities have stormwater ordinances, so ask your township or borough what applies before work starts. Grading disturbs soil; PA DEP's erosion and sediment control program explains when controls or permits are needed. Any digging requires a PA One Call request beforehand.
4. Plan the finish
Graded soil is bare soil. Decide how it will be finished, whether topsoil, seed, sod, or stone, and when. The sooner it is stabilized, the less likely the next storm undoes the work.
5. Bring it to the estimate
Show your photos and notes during the free on-site estimate. They show conditions that are invisible on a dry day and help produce a plan that matches how water actually moves across your property.
Sources
Official resources referenced in this guide.
Common questions
How much slope should a yard have away from the house?
Your local building code and site conditions decide this. Ask your municipality about requirements and discuss specifics during the on-site estimate.
Can I send my water onto a neighbor's property?
Redirecting water onto neighbors can cause problems and may be regulated. Check with your municipality before changing drainage patterns.
Is a French drain always the answer?
No. It works for some subsurface water problems. Surface water is often better handled by regrading. Observation tells you which.
When is the best time to grade?
Dry ground grades and compacts better than saturated ground. Talk scheduling through during the estimate.