There have been almost uncountable times when I have heard an inspector tell a buyer that the grading needs to be addressed or they could end up with a wet lower level. Over time, the ground around a house tends to repack itself, creating something not unlike a bowl with the house in the middle.
When we moved to our current home around eleven years ago and before the real estate business became my passion, I vaguely remember the inspector saying something about grading. Since then we have never had a problem with even the slightest hint of dampness. It's a shallow excavation, about four feet in the front and walkout in the back. The lot slopes away from all sides of the house. No problem.
No problem until today. After around five inches of rain, it's wet down there, really wet. Water has seeped into the crawl space under the foyer and washed into the finished portion of the house. Now I remember vividly the inspector telling me that there was a possible issue with grading. Looking out the front lower level window, it's now obvious that I'm looking a little uphill. The lot slopes away from the house, but not right away.
One other thing -- the driveway has settled too. It has created a funnel that channels rainwater to an underground river that runs through my foundation. looks like concrete work and regrading needs to be done really soon.
My message to buyers during an inspection is to listen to the inspector and give serious consideration to his suggestions. Do as I say, not as I do.
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