So we had a drainage company come out to look at various areas of our property (just closed last month and moved in earlier this month). We have a wet wall condition on the inside and right now it looks like this was caused by a bunch of dirt and mulch covering the weep screed. The weep screed was completely buried - I dug some portions of it back to uncover it and it's all rusted out along the bottom. You can stick your fingers up into the gap and nearly half your hand if you wanted to. The drainage company is recommending excavating past the footings and applying polymer waterproofing membrane and also installing a french drain and gravel across the top. We would have to clear all the foliage (rose bushes) and also have the existing irrigation (sprinkler heads) capped off. There are existing drains but he said they would heavily advise against reusing those because they are likely compromised - he was suggesting laying new line which involves a core cut (through the outside fence/wall) and curb cut (for a new hole to exit the curb) as well: [img]https://lh3.googleusercontent.com/pw/AM-JKLXKHN-nFeI6QD__afjIy2SimuFp3sOuhOo0QCqee9A4bK20H-Xt0QbBqDbR748UaTQgcLswJNoW6qAElkXJfey49B77xkv8dFr6tlpvYklTvWTj2g7eO5IbaILeJeIKr6NdebIzJUKwLpzv7bkWK3kflg=w286-h380-no?authuser=0[/img] The left side above is one problem area the drainage company was calling out and where the french drain would be laid. [img]https://lh3.googleusercontent.com/pw/AM-JKLXTKzOO06wdlzMGe9rlq1MlKm1TG0DQI4qymEu2yLM3fuSN4ypvV2mIEgxLvfZzqaw_GH4rG79ZhLE0o4FpPZ2PxwwyorYK8CT7X8Sa9G6pswYZB2xOE_fWh2O323PReCaQngCUMXzqcdRInlisxXOvMg=w283-h376-no?authuser=0[/img] This is the front of the area before it wraps around to the side. This area below the window on the inside is where there's a wet wall condition - we had mold testing done to confirm that there are high levels of it inside the wall currently. Before we remediate that we need to take care of the outside wall and landscaping causing the condition. A stucco repair guy and one of the landscapers was suggesting just putting mud and or bonding agent along the bottom where the existing weep screed has rusted and broken out. The main concern here was preventing pests/rodents from getting in. I thought the purpose of the weep screed is to allow moisture/water to drain out though? So wouldn't sealing up the bottom be a bad idea versus removing the old rusted weep screed, replacing with a new one, and patching the stucco back up? The drainage company said they could install a new weep screed and patch the stucco but this would be done after the initial remediation work. We have concrete on the other side of the home and the drainage guy told us the concrete is starting to pull away from the side of the home and was warning about future damage to the foundation etc. He was suggesting demoing the entire alley way (including having to temporarily move [or just remove/replace] the AC condenser unit) before demoing. [img]https://lh3.googleusercontent.com/pw/AM-JKLXBdqF-sWVqznDOWGq5hbxLsNpvjvXoDap6_s3OeVffgCPX_WHbuqw54_4fjwIOfsGKw7NP0iOjpncPk8rI3jG0ywBFY1s9kkGnTPWJ9_a74hxW_sbT_mNH1f4uE1LV6MZr5nXhKoU4IG1nxloJN0jsqA=w286-h380-no?authuser=0[/img] [img]https://lh3.googleusercontent.com/pw/AM-JKLUCuwg4XogK8Ob7GjSZVnnVXEHq8AUnU3jR8WRxEOBePk6HrYMhFByzX2SjrJ8lH37Y0pTwZqD00fpFQE3r9S2PDBt7cvszo8Srl8EFInxrMmI1ysvvQ8vRpA_nTCXCKAdCr0zyszM0n4LF-fqkDGj6sw=w287-h379-no?authuser=0[/img] He was also recommending hydrojetting and doing a camera inspection of the drainage holes in the back yard area where a couple drains are clogged up - one has a rootball completely blocking it. At this point I'm just trying to figure out how much, if any of this, is an upsell... The entire quote was like $16-17k. And nearly $8k for the most 'pressing' issue of waterproofing the foundation and doing the french drain assuming we need to do the core and curb cuts. In contrast, I spoke with a couple landscapers who would charge around $1000 to grade/slope these areas to use the existing drainage (maybe lay or re-lay some portions of new drainage) in addition to removing a bunch of plants & smaller trees and trimming back the larger ones. I'm curious how big of a deal or critical the waterproofing of the foundation/footing is in a case like this. The inner wall still registers moisture in the front - the side walls don't have this issue. So I'm not sure if it's the residual moisture that just hasn't dried and if it hasn't dried up I'm a bit concerned as to why... Just came across this video btw: [url]https://www.youtube.com/watch?v=6wBluQPDzZg[/url] I'm guessing what they're doing is very similar to what the drainage company would be doing. Not sure if "polymer waterproofing membrane" is the same liquid paint-on stuff they used in the video or if it's an actually sheet of something but that was on the quote. Also, how do you deal with the area between the chimney and walkway? It seems like the foundation french drain concept requires you to lay the pipe next to the foundation - if this were the case for our place, you'd need 4x 90degree elbows to accomplish this...

my suffolk is leaking and now i need to replace it but first i need to stop the leak what can do to fix this