Yard Grading Near You
Correcting Slope Before It Costs You a Foundation Repair
Breasy handles yard grading across 12 US markets to correct pooling water, low spots, and poor slope away from structures, from site survey through final compaction. Get a scoped quote within 48 hours. Before-and-after documentation same day. Re-dispatch at no added cost if a scheduled visit doesn’t happen.
Why Poor Grade
Becomes an Expensive Problem
Whether it’s a low spot that never dries out or a slope pushing water toward the foundation, most yard grading problems get more expensive to fix the longer they’re left alone. Here is what we see most often.
Water Pooling Against the Foundation
A yard graded flat, or worse, sloped toward the structure, sends water directly at the foundation with every rain event. Correcting the grade to slope away from the structure is one of the most cost-effective ways to prevent long-term foundation and moisture damage.
Muddy Low Spots That Kill Grass and Attract Pests
Low spots that hold water drown turf roots, create standing water that breeds mosquitoes, and turn usable yard space into a muddy patch that never fully dries out between storms.
Uneven Ground Damaging Equipment and Creating Trip Hazards
An unlevel or rutted yard causes mower and equipment damage over time and creates real trip hazards, particularly a liability concern for property managers on rental properties with tenant foot traffic.
What Property Managers Say
After Their First Few Jobs
“Working with Breasy has been a game-changer for our properties. Their team is reliable, professional, and consistently goes above and beyond. It is a relief to have a partner we can trust.”
“Breasy provides a fast response to our requests and delivers excellent customer service. We highly recommend this company for great service at a fair cost.”
“Breasy felt like ordering something from Amazon. So easy. I love the photos they send so even when I am out of town, I know they were there.”
Yard Grading Prevents Foundation and Recurring Turf Work Orders
A yard with poor grade doesn’t generate one work order. It generates a recurring cycle: sod replacement in the low spot, mosquito complaints after every rain, and eventually a foundation moisture inspection if water has been collecting against the structure long enough.
Each of those work orders treats a symptom of the same underlying problem. Correcting the grade so water moves away from the structure and off the property addresses the cause instead of managing the recurring damage.
For property managers, grading is also the step that has to happen before sod, landscaping, or a French drain will actually hold. Installing any of those on ground that hasn’t been graded correctly just relocates the failure.
Grading Challenges
by Market and Soil Type
Soil composition and rainfall volume change what a proper grading correction actually requires across our markets.
Caliche Layers and Flash Flood Grading
Hardpan caliche layers can sit close to the surface, which affects how deep a regrade can cut without heavy equipment. Grading here is also scoped around monsoon flash flood patterns, directing water toward approved drainage points rather than neighboring lots.
High Water Table and Heavy Rainfall Volume
A shallow water table limits how much cut-and-fill grading can achieve on its own, which is why grading here is frequently paired with a French drain. Grade corrections are scoped to handle hurricane-season rainfall volume, not just average storms.
Expansive Clay Movement
Texas Blackland Prairie clay expands and contracts seasonally, which can undo a grade correction that doesn’t account for it. We factor seasonal clay movement into the finished slope so it holds through both summer contraction and fall expansion.
What Every Yard Grading
Work Order Covers
From a single low spot to a full lot regrade, every work order is scoped before work begins. Proper compaction and final slope verification are never skipped, since both determine whether the correction holds through the next rain event.
Site Survey and Grade Assessment
We walk the property, identify where water currently collects or drains incorrectly, and map the target slope needed to move water away from structures and low spots.
Cut and Fill to Establish Proper Slope
Soil is cut from high points and filled into low points to establish a consistent grade, typically targeting a slope that moves water away from the structure over the first several feet.
Compaction
Filled soil is mechanically compacted in layers so the new grade doesn’t settle unevenly after the first heavy rain, which is the most common reason a regrade fails within a season.
Final Grade Check and Sod or Seed Prep
The finished grade is checked against the target slope before the job closes, and the surface is left prepped and ready for sod, seed, or landscaping to go in on top of it.
Who Submits Yard Grading
Work Orders Through Breasy
Anyone searching for yard grading near you, from portfolio managers dealing with a foundation moisture concern to individual homeowners with a muddy low spot. The process and documentation standard are the same regardless of portfolio size.
Property Managers
Submit from AppFolio, Buildium, or email. Quotes in 48 hours, completion photos same day, single point of contact across the portfolio. See how we handle maintenance at scale.
Learn more →Real Estate Investors
Submit the work order, approve the scoped quote, receive timestamped photos proving completion across your SFR or multifamily properties. Documentation ready for owner reporting.
Learn more →Homeowners
Individual homeowners submit work orders the same way. Market-rate pricing, before-and-after photos, invoice on confirmed completion. No deposit before work begins.
Learn more →Tenants and Residents
Flag standing water, a muddy patch, or a trip hazard directly. Your property manager submits the work order and we handle assessment, scheduling, documentation, and completion confirmation.
Learn more →When Yard Grading
Demand Peaks Across Our Markets
Ground moisture affects how easily soil can be cut, moved, and compacted to a stable finished grade. Here is what we see across our active markets each year.
Pre-Monsoon Correction Window
Grading corrections completed before monsoon season (July through September) get tested during the heaviest rainfall of the year instead of failing reactively after the damage is already done.
📅 Peak install window: April – JunePre-Hurricane Season Prep
Property managers prioritize grade corrections in late winter and early spring, ahead of hurricane-season rainfall volumes that expose every low spot and drainage weakness in a yard’s existing grade.
📅 Peak install window: Feb – MayFall Correction Before Winter Rain
Grading clay soil once it’s saturated compacts poorly. Fall, after summer heat has dried the ground and before winter rain arrives, gives the correction the most workable conditions.
📅 Peak install window: Sept – NovSpring Correction After Ground Thaw
Denver’s freeze-thaw cycle makes winter grading impractical. Atlanta clay and Seattle’s wet season both favor scheduling once spring ground conditions stabilize and before the next wet cycle begins.
📅 Peak install window: April – JuneWhat Moves the Price on
a Yard Grading Work Order
We don’t publish fixed pricing because grading jobs vary based on square footage, degree of correction needed, and soil condition that can’t be determined without seeing the site. What we can tell you is exactly what drives cost so you can submit an accurate work order and receive a scoped quote within 48 hours.
For a full breakdown of typical price ranges by lot size and scope, see our yard grading cost guide. The six factors below are what we use internally when building a quote.
Submit a Work Order With These Details. Get a Scoped Quote in 48 Hours.
Our quote process is: submit the request describing where water pools or where the slope is wrong, we assess and build a scoped, market-rate quote, you approve it, and the job is scheduled. Payment is triggered by confirmed completion, not before work begins.
A good work order submission includes: property address, description of where the problem occurs, approximate affected square footage, and whether the issue is tied to a foundation wall. That’s it.
Submit a Grading Work Order →Square footage affected
The primary cost driver. Correcting a single low spot costs less than regrading an entire lot. Estimate the area as best you can, we verify on arrival.
Degree of correction needed
A minor slope adjustment requires less soil movement than a major cut-and-fill project correcting a significant grade problem.
Soil import or export needs
If the existing soil volume on-site isn’t enough to correct low spots, or there’s excess soil that needs to be hauled away, both add cost.
Obstacles on the property
Irrigation lines, mature trees, existing hardscape, and utility lines all require working around, which adds time versus a clear, open lot.
Compaction requirements
Areas that will carry structural weight, like under a future patio, need more thorough compaction than areas being prepped for sod alone.
Drainage solution pairing
Grading paired with a French drain or discharge point in the same work order is common when slope correction alone can’t fully resolve the water problem.
How We Scope, Dispatch,
and Close a Yard Grading Job
No coordinating separate hires, no follow-ups, no wondering if anyone showed up.
Submit, Get a Quote, Approve
Send the work order from your PM software, by email, or through our portal. We integrate with AppFolio, Buildium, RentVine, Latchel, and most major platforms.
Within 48 hours, you receive a scoped, market-rate quote covering cut-and-fill scope, compaction, and finish prep. Approve it and the job is scheduled. See how our quote turnaround works.
Dispatched, Completed, Documented
Our routing system assigns the nearest available capacity based on location and equipment needs. Most standard residential grading jobs complete in one to three days depending on square footage and soil movement required.
Before-and-after photos are required before a job can be marked complete. We photograph the problem area before correction and the finished, compacted grade before the work order closes.
Photos, Invoice, and Completion Documentation
The day work is completed, you receive timestamped before-and-after photos and an invoice. Payment is triggered by confirmed completion. Not before. See how our completion photo system works.
Photos are formatted with timestamps and property address for owner reporting or internal work order records. No additional documentation step required on your end.
We Complete Every Grading Job to the Scope Agreed.
If water is still collecting where it shouldn’t when we close a work order, we make it right before the invoice goes out. That is not a policy statement. It is how our documentation review works operationally.
Yard Grading Completion Documentation for Owner and Board Submission
Communities in our markets, especially suburban Texas, Phoenix metro, and Florida coastal zones, often require documented proof of drainage corrections tied to foundation or erosion complaints. Our standard work order close process delivers exactly what’s needed.
The HOA violation cleanup and yard grading processes share the same documentation standard. If a regrade is tied to a violation notice, completion photos arrive formatted for submission the same day the work closes.
Timestamped before-and-after photos
Date, time, and property address embedded in photo metadata. Board-ready without additional formatting.
Scope and grade documentation
Invoice includes affected square footage and the correction performed. Satisfies most board or owner documentation requirements.
Permit awareness scoped upfront
Standard residential grading generally does not require permits in the jurisdictions we operate in. Work affecting drainage easements or neighboring lots is flagged during the quote process if a permit applies.
Owner reporting package
All completion documentation is formatted for owner-level reporting. Senior property managers and asset managers receive the same documentation level as direct clients.
What Our Completion Package Includes for Every Grading Job
Every closed work order delivers:
✓ After photo (finished, compacted grade, timestamped)
✓ Scope-matched invoice (square footage, correction performed)
✓ Same-day delivery on day of completion
✓ Ready for owner or board submission
✓ No additional formatting required on your end
Documentation delivery is a hard requirement in our work order close process. Photos are required before a job status can be marked complete in our system. This is enforced operationally, not as a policy statement.
Breasy vs. Managing
Yard Grading Yourself
Most property managers already know the operational gaps. Here is what the difference looks like in practice.
| Breasy | Solo Vendor | Marketplace | |
|---|---|---|---|
| Quote turnaround | ✓ Within 48 hours | 2 to 5+ days, inconsistent | Varies by response time |
| Final slope verified | ✓ Checked against target grade before close | ● Depends who you hire | ✕ No standard verification |
| Before-and-after photos | ✓ Required on every job | ✕ Rarely provided | ● Depends on listing |
| Same-day invoice | ✓ Delivered day of completion | ✕ Often delayed | ● Varies |
| Documentation for records | ✓ Photos ready for owner or board submission | ✕ Not standard | ✕ Not included |
| Re-dispatch guarantee | ✓ Re-dispatched if a visit doesn’t happen | ✕ You manage follow-up | ✕ Platform not accountable |
| Portfolio coordination | ✓ Single point of contact | ✕ Per-property relationship | ✕ Separate hire per job |
| Submit a Work Order → |
Straight From the Property Managers
Who Use Us Every Week
“They are amazing. Quick and efficient. Great job and amazing to work with.”
“Breasy is fairly priced and reasonable. They work with all budgets and are a reliable service.”
“Being able to hand off a work order and trust that everything will be professionally managed from start to finish has made a meaningful difference in our day-to-day workload. They communicate directly with tenants, coordinate with qualified vendors, and maintain consistent oversight on quality. The detailed reporting they provide has been incredibly valuable when communicating with owners.”
Works With Your Existing Property Management System
Submit work orders from whatever platform you already use. No new software, no new logins, no workflow changes on your end.
Yard Grading: Common Questions
How much does yard grading cost?
What slope should a yard have away from the foundation?
Do I need a permit for yard grading?
Should grading happen before or after sod installation?
Can yard grading fix water in my basement or crawlspace?
What is the re-dispatch guarantee?
Who do you call to grade your yard?
Can I regrade my yard myself?
What time of year should I regrade a yard?
Serving 12 U.S. Markets
and Growing
Yard grading active across Arizona, Texas, Florida, Georgia, Nevada, Colorado, and Washington. Soil condition, rainfall volume, and seasonal timing vary by market.
Tucson, AZ
Arizona
Dallas, TX
Texas
Austin, TX
Texas
San Antonio, TX
Texas
Houston, TX
Texas
Orlando, FL
Florida
Tampa, FL
Florida
Jacksonville, FL
Florida
Atlanta, GA
Georgia
Las Vegas, NV
Nevada
Denver, CO
Colorado
Grading Built to Move Water
Away From What Matters
Submit the work order with a description of where the grade problem is. We scope, quote within 48 hours, dispatch, and deliver timestamped before-and-after photos same day. Re-dispatched at no added cost if a scheduled visit doesn’t happen. You pay after confirmed completion.
