Drainage & Grading Solutions in North Georgia
Standing water isn't just an inconvenience. It can be a warning sign.
Water is the most expensive thing that happens to a house slowly. Drainage work moves it away from the structure deliberately instead of hoping the grade handles it.
Licensed & insured · Based in Dallas, Georgia
North Georgia clay drains slowly and holds water against foundations. Combine that with gutters discharging at the corner of the house and a yard that slopes the wrong way, and you get crawlspace humidity, basement seepage, foundation movement, and unusable yard — usually in that order.
- Water stands in the yard more than a day after rain
- Water enters the basement, crawlspace, or garage
- Downspouts discharge next to the foundation
- Erosion channels cut across the yard
- Mulch and soil wash onto walkways or the driveway
- Musty smell or high humidity in the crawlspace
- Cracks in the driveway or patio near the house
- Grass won't grow in a chronically wet area
Common drainage & grading problems we look at
Standing water after rain
Low spots, flat lawn areas, and water that sits for a day or more.
Water at the foundation
Negative grade, short downspouts, and soil sloping toward the house.
Wet crawl space or basement
Moisture that shows up after storms, often traced to surface water outside.
Erosion and washouts
Mulch, gravel, or soil moving every heavy rain; channels cut across the yard.
Clogged or failed drains
Buried downspout lines and old drains that back up or were never connected.
Water from a neighbor or slope
Runoff coming onto the property from uphill that needs to be redirected.
No guesswork about the next step
- 1You tell us what you're seeing
A few sentences and, if you can, photos taken during or after rain.
- 2We walk the property
We look at grade, roof runoff, downspouts, soil, and where water is actually going.
- 3You get a written scope
What we found, what we recommend fixing first, and why — in plain language.
- 4You decide
No pressure to proceed. If the fix is small, we'll say so.
What changes when it's done right
- Roof water carried away from the foundation instead of dropped at it
- Surface water routed to a controlled discharge point
- Yard grade that sheds instead of collects
- Reduced moisture load on the crawlspace or basement
Your options
Downspout extension and burial
The lowest-cost, highest-return first step in most cases: get roof water away from the foundation.
Surface regrading
Reshaping the ground so it slopes away from the structure and toward a discharge point.
French drain
A perforated pipe in a gravel trench collecting subsurface and surface water along a run.
Catch basins and drain lines
Collecting water at low points and carrying it to a controlled outlet.
Dry creek beds and swales
Shaped surface channels that move volume across the yard without pipe capacity limits.
Retaining and terracing
Managing slope and runoff together where grade change is significant.
What drives the cost
Custom work is priced from a written scope, because a number without a scope isn't information. These are the variables that decide yours.
- Volume of water being managed and the area contributing to it
- Distance to a viable discharge point
- Excavation depth and soil or rock conditions
- Whether existing hardscape has to be cut and restored
- Number of collection points
- Site access for equipment
What drives the timeline
Most delays are decided before demolition, not during construction.
- Weather — trenching in saturated clay is counterproductive
- Utility locate before excavation
- Restoration of turf and hardscape after trenching
Mistakes we help homeowners avoid
- 01Treating the symptom at the basement wall instead of the source at the roofline
- 02Discharging a drain where there is nowhere for water to go
- 03Installing a French drain in a location that isn't the low point
- 04Regrading toward a neighbor's property
- 05Adding hardscape without accounting for the added runoff
How the project runs
A direct conversation about what isn't working, what you want to change, and what outcome matters most. No measuring tape yet — we start with the objective.
We walk the property and look at the conditions that actually drive cost: structure, water, access, existing systems, and what previous work left behind.
We define the work in writing — what's included, what isn't, and the decisions that still need to be made. This is where most estimate confusion gets eliminated.
A written, itemized proposal you can compare line by line against any other bid, with allowances stated instead of hidden.
Read this first instead
What North Georgia clay soil does with water, and the symptoms worth acting on early.
Below-grade space behaves differently. Here's what to verify before framing goes up.
The recurring checks that keep maintenance from turning into construction.
Drainage & Grading questions
Why does water keep pooling in my yard or near my foundation?+
Water goes where the ground lets it. The usual causes are a yard that slopes toward the house, downspouts that dump water next to the foundation, compacted or clay-heavy soil that drains slowly (common across North Georgia), and gutters that overflow. The fix depends on which cause you have, which is why we find the source before we quote anything. Book a drainage assessment and we'll tell you what's causing it.
Which drainage fix do I need: French drain, catch basin, regrading or something else?+
They solve different problems. Regrading reshapes the ground so water flows away — it fits slope problems. A French drain is a buried perforated pipe in gravel that collects subsurface water — it fits soggy ground. A catch basin collects surface water at a low point and pipes it out — it fits pooling in one spot. Downspout extensions or buried drain lines move roof water away from the house. Many yards need a combination, and a fix aimed at the wrong cause fails. Not sure which fits? Send photos or book an assessment.
How much does drainage work cost?+
It depends on the length of the run, soil and slope, access for equipment, where the water has to discharge, and whether concrete or landscaping must be removed and restored. We write the scope, materials and price on one page, so you can compare it with any other quote. Request a written estimate.
Will drainage work destroy my yard?+
We dig along the planned route, install, backfill and restore the surface. You'll see some disturbed ground at first. We walk you through the plan before work starts, including where we'll dig. Ask for the project plan before you decide.
How do I know if my drainage problem is serious?+
Signs that need attention soon: water standing 24 to 48 hours after rain, a damp or musty basement or crawlspace, cracks or gaps near the foundation, soil washing away from the house, and soil staying soaked beside the deck. Standing water also rots deck posts and attracts mosquitoes. Minor puddling isn't an emergency, but recurring water near the house is worth diagnosing before it gets costlier. We'll tell you honestly if yours is minor — get an assessment with no pressure to buy.
Where does the water go?+
Every drainage design needs a legitimate discharge point. Identifying it is part of the site evaluation, and it sometimes determines which solution is possible.
Start with a conversation about what isn't working.
Tell us the problem in your own words. We'll walk the site, define the scope in writing, and price the work you actually approved.
Serving homeowners across North Georgia, including Dallas, Acworth, Kennesaw, Cartersville, Marietta, Woodstock, Canton, and surrounding communities.