Owner’s Representation, Facilities, and Land Development—done right.

Red Carolina clay holds water. The right solution depends on where water originates, how fast it moves, and what you need to protect. Here’s a practical breakdown owners can use before spending a dollar.

When to choose a French drain

• Water is in the soil (soggy yard, saturated beds, crawlspace humidity).
• No natural downhill path—or you must intercept flow before it reaches a structure.
• You can daylight the pipe or tie into an approved discharge (never the sanitary line).

When a swale is better

• Surface runoff from roofs/drive/neighboring grades is the main issue.
• Your lot has a continuous downhill direction (≥1% fall) to an acceptable outfall.
• Simpler maintenance and high storm capacity are desired.

NC‑specific notes

• Clay requires over‑excavation and compaction; use clean #57 stone around pipe.
• Maintain positive slope: 1–2% in drains; 1–3% in swales to prevent standing water.
• Check municipal rules for right‑of‑way discharge and use riprap at outlets to prevent erosion.

Typical scopes & cost ranges*

• 50–100 ft French drain with fabric, #57 stone, perforated SDR‑35, and solid outlet: $2,200–$5,800.
• Swale grading (100–150 ft), topsoil blend, and stabilization: $1,500–$4,200.
• Downspout tie‑ins & pop‑ups: $400–$1,200 each (distance dependent).

*Ranges reflect typical Triangle conditions; site specifics drive final pricing.

Owner checklist

1. Document the water path after a heavy rain (photos/video).
2. Confirm discharge options and required permissions.
3. Protect trees, roots, and utilities. Call 811 before you dig.
4. Stabilize disturbed soil (seed, straw, matting) the same week.

Modular speeds delivery, but compliance and coordination determine success. This high‑level checklist reflects how we shepherd behavioral health expansions and similar facilities in North Carolina.

1) Due diligence & programming

• Confirm clinical program, bed counts, staffing, and parking ratios.
• Verify site constraints: grades, utilities, fire access, and stormwater.
• Define target delivery date and long‑lead items.

2) Design coordination

• Align modular vendor drawings with civil/structural and MEP narratives.
• Coordinate life‑safety, egress, fire alarm, access control, and nurse call as applicable.
• Freeze the layout early to avoid cascading changes.

3) Permitting & approvals

• Confirm authority having jurisdiction (AHJ) path for building, fire, and health reviews.
• Package submittals with clear references, index sheets, and code summaries.
• Track comments and responses in a single log with owners, designers, and vendors looped in.

4) Site & utility prep

• Grading, pads, and piers aligned to modular manufacturer tolerances.
• Schedule utility cut‑ins and verifications before set day.
• Confirm crane access, swing, and safety plan.

5) Set, stitch, and fit‑out

• Daily checklists for each trade; resolve conflicts in the field quickly.
• Track submittals and equipment start‑up forms for O&M close‑out.
• Maintain a running punchlist with dates, owners, and status.

6) Close‑out & readiness

• Pre‑inspection walks; verify life‑safety, signage, and door hardware.
• Collect as‑builts, warranties, and test reports in a single handoff package.
• Plan preventive maintenance from day one.

Most wall failures trace back to the first 8 inches: base prep and drainage. Here’s our step‑by‑step for Belgard‑style block walls that stand up to Triangle soils.

Step‑by‑step base workflow

1. Layout & call 811. Mark the wall line and utilities.
2. Excavate a trench: width = block depth + 12–16"; depth = base thickness + 1st course embedment (typically 6–8").
3. Base: compacted crushed stone (ABC/CR‑6) in 2" lifts to 95% Proctor. No fines against the back of the block.
4. Leveling layer: 1" of concrete sand or ⅜" screenings, struck true.
5. Set first course dead level. This controls the whole wall.
6. Drainage zone: 12" of clean #57 stone behind the wall with perforated drain pipe to daylight.
7. Backfill in 6–8" lifts; compact each lift. Use geogrid per manufacturer/spec where required.
8. Cap and finish with a slight back pitch and stabilized topsoil.

Common mistakes we avoid

• Skipping compaction or using muddy spoil as backfill.
• Insufficient embedment on the bottom course.
• No pipe or no daylight—water wins every time.

Typical ranges (installed)*

• 2–3 ft walls: $55–$95/face‑ft depending on access and length.
• 4–6 ft engineered walls with geogrid: $95–$160/face‑ft.

*Ranges reflect typical Triangle conditions; engineering and access strongly influence final pricing.