Now that meteorologists warn that the El Niño climate pattern could bring heavier rainfall to certain areas of the U.S., protecting your home’s foundation should be top of mind.

And grading is the most affordable, effective way to do just that.

“Proper grading and drainage corrections are relatively inexpensive compared to major structural repairs. It’s always cheaper to manage water than to repair a damaged foundation,” explains Hayden Slack, owner and general manager at G.L. Hunt Foundation Repair in Fort Worth, TX.

Ultimately, being proactive can mean the difference between minor drainage maintenance and an expensive foundation repair bill. 

What is grading?

Grading is the first line of defense for your home’s foundation. 

“It’s a technique that ensures the soil around your property slopes away from the structure instead of toward it,” says Slack.

When performed correctly, grading allows the ground to slope downward 6 inches over the first 10 feet from the home. This will direct water away before it has a chance to soak into the soil surrounding the foundation. 

“Proper drainage is particularly important in areas with expansive clay soils, like those throughout Texas where moisture fluctuation can lead to serious foundation issues,” Slack explains.

Regardless of where you live, however, grading is a smart, cost-effective improvement as it addresses the root cause before any structural damage occurs. 

“Most foundation repairs we work on started out as smaller drainage problems that were ignored for years,” adds Slack.

How to check your home’s perimeter

Since drainage issues usually appear outside of the home—long before structural damage is visible inside, experts suggest inspecting your home’s perimeter on a regular basis.

Do so after a period of heavy rain as that’s the easiest and best time to find issues. 

“Look for standing water near the foundation or areas where water is flowing back toward the house. Check the gutters to make sure downspouts are pushing water several feet away. Also, keep an eye out for landscaping beds that may be trapping moisture against the home,” says Slack.

Slack points out that there may be signs of drainage problems inside of your home as well.

“Drywall cracks, doors sticking, windows not opening properly, or sloping floors are all concerning,” he adds.

In many cases, DIY grading is the ideal fix. It can help redirect water and reduce the risk of serious issues down the road while saving you a great deal of cash.

“Regrading your soil and improving drainage around your home typically costs far less than repairing cracked foundations, replacing damaged flooring, or mitigating water intrusion after the fact,” explains Stanley C. Stoll, professional engineer and CEO at Knott Laboratory in Grand Junction, CO.

When to call in a pro

Sometimes, minor DIY grading improvements aren’t enough.  

A professional evaluation might be required if there are persistent drainage problems, recurring basement leaks, interior cracks, or sloping interior floors. 

“Homes located near embankments, waterways or steep slopes are more vulnerable to these issues and in turn demand more advanced analysis sooner,” says Stoll. 

Once you realize your home’s grading needs call for a pro, reach out to a geotechnical engineer for a professional evaluation and request options for repairs. 

“There will usually be several solutions that balance risk with repair costs. These may include installing a French drain or interior waterproofing. Be sure to choose and implement one that fits your circumstances and situation,” adds Stoll.

Most homeowners know that mulch supports soil and plant health.

What often gets overlooked, however, is its effect on a home’s foundation.

Certain mulching habits—such as using moisture-trapping materials too close to the siding or piling mulch too high—can lead to termite infestations and foundation rot.

“Mulch traps moisture. That’s its job. But thick piles of mulch right next to a house can allow too much moisture to seep down toward the foundation,” explains Lindsey Chastain, founder and CEO at The Waddle and Cluck in Skiatook, OK.

By knowing the most common mulching pitfalls and avoiding them as much as possible, you can help protect your home’s structural integrity while reducing the risk of costly (and annoying) repairs.

Mulching habits to avoid

The most common mulching mishap is what’s known as a “mulch volcano.”

“This is where homeowners pile mulch right up against tree trucks or, even worse, the siding and foundation of their home,” says Nathan Stockman, president of Stockman Lawnscape in Pittsburgh.

Mulch should never touch a wood structure of any kind. Stockman encourages homeowners to keep mulch at least 6 inches away from siding and no more than 2 to 3 inches deep in beds near the house. 

Any thicker than that and the mulch is going to hold on to moisture that will latch on to materials that aren’t supposed to stay wet. 

“Termites thrive on damp wood as it’s easier for them to consume. If your siding and foundation is consistently damp because it’s touching thick mulch, you’re essentially inviting these insects into your home,” Stockman explains.

Allowing old mulch to accumulate year after year is another bad habit. The mulch will stop breaking down, stay damp, and create the perfect habitat for termites. 

A good rule is to refresh your mulch annually. Adding new layers on top of old, decomposing material won’t cut it.

Don’t fret if you do make a mulching mistake. There’s a good chance it’s reversible. 

If mulch is piled against your siding, pull it back with a rake until you have at least 6 inches of clear space against the house and the depth is down to 2 or 3 inches. Same goes for mulch volcanoes around trees—dig back until you can see the root flare at the base of the trunk. 

“If you’ve been adding new layers on top of old mulch for years, scrape the bed down to about an inch of soil contact before refreshing. Otherwise you’re just sealing in moisture,” says Stockman.

And if you’ve already noticed termite mud tubes, termites in the siding, or soft spots in trim, call a pest inspector before you do any further mulch work. The pro will need to find the mulch and assess the damage.

Organic wood mulches vs. inorganic alternatives

Organic mulches like hardwood, cedar, and pine bark break down over time and feed the soil, which is great for plants. The downside is they hold moisture, and that moisture is exactly what termites are looking for when they decide where to nest. 

“Cedar is the one organic option with natural pest-deterrent properties, which is why we often recommend it for areas close to the home,” says Stockman. 

Inorganic mulches like crushed stone, river rock, or pea gravel drain instantly and don’t decompose. As a result, they are less likely to harbor pests or trap moisture against your foundation. 

The trade-off, however, is they don’t improve soil and they will get hot in summer, which can stress nearby plants. 

When planning garden beds and landscaping, a combination of organic and inorganic mulch is typically the best solution. 

Chastain recommends a buffer zone of at least 6 inches between your planting bed and the house. A foot is better if you have the space. 

“Leave the dirt in the buffer zone free from plants and mulch. Add your inorganic mulch in that area to protect structures and deter pests. Use organic matter in the beds themselves for all their added benefits,” explains Chastain.

Best type of mulch to buy 

The ideal type of mulch depends on where you live. 

In the Northeast and Midwest, hardwood mulches like oak, maple, or a hardwood blend are the gold standard because they break down at a manageable rate. Plus, most homeowners there work with cool-season grass and standard ornamentals. Cedar is a solid upgrade if termites are a concern as it has natural insect-deterrent oils.

In the Southeast and Sun Belt, where termite pressure is much higher, pine straw is one of the better choices. It doesn’t pack down or hold moisture the way wood mulch does, and it’s widely available. Pine bark also works well.

“In arid regions like the Southwest, organic mulches break down too fast in the extreme heat, so most homeowners use crushed stone or decomposed granite, especially close to the foundation,” says Stockman.

Pacific Northwest yards usually rely on cedar, fir bark, or shredded wood chips, all of which are plentiful locally.

Trust is built through relationships. It is not automatic, it is not assumed, and it is never guaranteed — it is earned.

Working for a well-respected company with a long history of service does not automatically make someone a Trusted Mortgage Advisor. Trust is personal. It belongs to the relationship between the loan officer and the borrower, not the logo on a business card.

Every mortgage professional should regularly ask themselves one critical question:

Did I simply make a sale—or does the borrower truly trust me?

Salespeople close deals. Trusted advisors build futures.

A loan officer’s ability to build trust-based relationships is what separates transactional salespeople from long-term advisors. When a loan officer comes across as focused on closing the deal, rushing the process, or prioritizing their own interests over the borrower’s goals, trust erodes quickly.

Trust does not develop when:

• The loan officer fails to listen
• The borrower feels talked at instead of listened to
• The borrower’s life goals are secondary to the loan submission
• The conversation is rushed or overly scripted

Borrowers don’t just want a mortgage—they want confidence, clarity, and guidance during one of the most significant financial decisions of their lives.

The core characteristics of a trust-based loan officer

To earn and maintain trust, loan officers must consistently demonstrate the following qualities:

1. Integrity – Doing the right thing, even when it’s difficult
2. Honesty – Clear, straightforward communication without spin
3. Listening Skills – Truly hearing what the borrower is saying
4. Empathy – Understanding the borrower’s emotions and concerns
5. Education – Helping borrowers understand, not just comply
6. Truthfulness – Speaking the truth, even when it’s uncomfortable
7. Transparency – No surprises, no hidden details
8. Ethics – Putting the borrower’s interests first
9. Respect – Valuing the borrower’s time, goals, and decisions
10. Follow-Up – Keeping borrowers informed at every stage

While this may seem like a long list, these are not “extra” skills—they are the foundation of what mortgage professionals should practice every day.

If there is an area where improvement is needed, that’s not a weakness—it’s an opportunity. Investing in your personal and professional growth is an investment in your future success.

How trust is actually built

Trust is not created through clever sales techniques. It is built through meaningful conversations and intentional actions.

Effective trust-building begins with:

1. Asking thoughtful questions—and listening carefully to the answers
2. Clarifying responses with the right follow-up questions when something isn’t fully understood
3. Avoiding the urge to rush the initial interview—both the borrower and the property deserve time
4. Encouraging deeper conversations that go beyond rates and payments

The more engaged and collaborative the conversation becomes, the stronger the relationship—and trust—will be.

The next step: Educating, not selling

Once trust begins to form, the role of the loan officer evolves into that of an educator and strategist.

This includes:

1. Educating borrowers so they understand their options and consequences
2. Presenting multiple loan options aligned with both short-term needs and long-term financial goals
3. Providing interim financial strategies while staying focused on the borrower’s long-term objectives

Borrowers don’t need pressure—they need perspective.

Final thought

Trust is not built in a single conversation, and it cannot be forced. It is earned through consistency, integrity, and genuine care for the borrower’s future.

At the end of the process, the real measure of success isn’t whether the loan closed—it’s whether the borrower would confidently refer their family and friends, knowing they were guided by a trusted professional.

That is the difference between making a sale and becoming a Trusted Mortgage Advisor.

Randy Senzig is the Founder & CEO of The LANIS Group LLC (Loan Analysis Network Integrity Software).
This column does not necessarily reflect the opinion of HousingWire’s editorial department and its owners. To contact the editor responsible for this piece: [email protected].

Related

California voters have approved Proposition 34, a measure from an apartment trade group that aimed to restrict spending by the AIDS Healthcare Foundation, which has bankrolled several rent control initiatives and criticized the measure as unconstitutional revenge.

The Associated Press called the initiative Wednesday evening. According to the California Secretary of State, the measure is ahead 50.8% to 49.2%.

As written, Proposition 34 applies to healthcare providers who have spent more than $100 million in any 10-year period on things besides direct patient care and have run multifamily housing with more than 500 “high-severity health and safety violations.”

If a healthcare provider meets that standard they would be required to spend 98% of their revenues from a federal prescription drug program on direct patient care.

The measure was sponsored by the California Apartment Assn., whose campaign committee said the new rules could apply to multiple organizations and noted the initiative’s language did not name any specific group.

In the weeks before the election, much of the advertising in favor similarly did not name a specific healthcare provider, but emphasized Proposition 34 would save taxpayers money while also increasing spending on patient care.

However, the apartment association did single out the AIDS Healthcare Foundation by name as a target during the campaign and no other health organization has such a well-publicized history of operating housing with health and safety complaints and spending money on things other than direct patient care.

The AIDS Healthcare Foundation has bankrolled three initiatives to dramatically expand rent control in recent years, including Proposition 33 on this year’s ballot.

All of those measures were defeated, but forced the real estate industry to spend hundreds of millions of dollars in opposition.

The AIDS Healthcare Foundation, or AHF, earns most its revenue off the federal drug program at question. The program, known as 340B, requires drug makers to sell their drugs at discounts to certain healthcare providers, who then turn around and charge health insurance companies more for the drugs.

According to California’s nonpartisan Legislative Analyst’s Office, the program is supposed to enable providers like AHF to serve more low-income patients, but the law “does not directly restrict how providers spend their revenue from federal drug discounts.”

Proposition 34’s restrictions could hamstring AHF’s ability to fund additional rent control measures or operate apartments it owns in and around Skid Row, which have been beset with vermin infestations, elevator failures and other problems, according to a Times investigation published last fall.

In a statement, AHF president Michael Weinstein said that the organization would continue to fight for renters.

“The results of Propositions 33 and 34 prove only one thing: If billionaires spend more than $170 million lying and confusing voters, they are virtually guaranteed to win,” Weinstein said.

What happens next is unclear.

Prior to the election, AHF unsuccessfully sued to take Proposition 34 off the ballot, arguing it was unconstitutional because it so singularly targets the organization.

However, one legal expert previously told the Times courts generally are reluctant to remove measures before an election and that there was a “good chance” a judge would find the measure unconstitutional if it passed.

In an email, AHF spokeswoman Jacki Schechner said that organization would decide on what legal action to take once it sees how the law will be applied.

The Yes on 34 campaign declared victory last week, before the race was called by the Associated Press, saying voters took action to close a “loophole” that allowed healthcare organizations to spend money meant for patients on “luxury condos, CEO bonuses, naming rights on sports stadiums, and political campaigns.”

The Appraisal Foundation this week named Kelly Davids, former superintendent of the Ohio Division of Real Estate and Professional Licensing, as its new president. The hiring comes after the foundation has faced criticism in recent years for its industry standards, which some say do not go far enough in rooting out appraisal bias.

Davids, who has been a foundation staff member since 2013 as a senior vice president, is also a former foundation trustee and has served various roles in Ohio politics over the past 40 years. She served as mayor of LaRue, Ohio from 1982 to 1991; as director of constituent inquiries in the office of Former Gov. Bob Taft; and in other roles for the state’s Department of Education and Department of Commerce.

Davids’ appointment occurred less than two weeks after Consumer Financial Protection Bureau (CFPB) Director Rohit Chopra called out The Appraisal Foundation in a hearing with the CFPB’s Appraisal Subcommittee (ASC), suggesting that it is not responsive to recent issues surrounding the real estate appraisal industry.

“Over a year ago, the ASC kicked off a series of hearings focused on appraisal bias,” Chopra explained in his remarks to the ASC on March 18. “Over the course of four hearings, we examined the governance framework and integrity of The Appraisal Foundation, given its outsized impact on the appraisal market for residential real estate.

“Throughout those hearings, the witness testimonies point to an insular and contorted governance structure that all but guarantees that the profession and practices remain out of tune with the needs of the housing market, and much less likely to address appraisal bias.”

Chopra also said that the foundation’s search for a new president “lacks transparency,” adding that ASC members stressed to the foundation the importance of reviewing a wide field of candidates, including those not currently a part of the foundation.

“During this meeting, ASC board members and staff stressed the importance of a broad search that included consideration of external candidates,” Chopra said. “The Appraisal Foundation gave no response to this feedback and has not given the ASC access to deliberations or any role in reviewing candidates.”

As an SVP of The Appraisal Foundation, Davids already served to manage the organization’s day-to-day operations and has helped to lead special projects.

“We are thrilled to have such a qualified person as Kelly Davids to lead the Foundation’s next chapter,“ board of trustees Chair Tracy Johnston said in a statement. “With Kelly’s thoughtful and inclusive vision for the organization, I have complete confidence that Kelly will meet and surpass the Board of Trustees initial expectations.”

The selection of Davids as president serves as the culmination of a search for a new leader that began in 2022, according to the foundation. At that time, outgoing President Dave Bunton informed the foundation that he would be retiring at the end of his current contract.

“The Board of Trustees brought in the outside CEO search firm, Association Strategies (ASI), to interview stakeholders, including the Appraisal Subcommittee, board members, and staff, and develop a candidate profile to identify the next organization president,” the foundation said when announcing Davids’ appointment. 

The trustees formed a CEO search committee in the summer of 2023, but explained that it decided to first consider internal candidates for the position.

“[The internal selection process was chosen] first to determine if any candidates met the criteria laid out in ASI’s candidate profile,” the foundation said. “Following background and reference checks, three rounds of interviews, and a presentation, the committee voted unanimously to advance a recommendation to the full board of trustees to name Davids as the next foundation president,” the organization said.

The foundation called the ultimate selection of Davids the product of “a comprehensive process” according to CEO search committee chair and Immediate past chair Dayton Nordin.

Bunton’s contract with the organization expires on Dec. 31, 2024. Davids is set to assume the role of president on March 31, at which point Bunton will transition into a new role as a senior adviser. He will, however, “remain an available resource to foundation boards and staff on an as needed basis through the end of his contract,” the foundation explained.

Editor’s note: This story has been updated with additional details about the foundation’s differences with the ASC and the CFPB’s criticism of its presidential selection process.

Related

Construction continues on the $830 million Obama Presidential Center, and the Obama Foundation recently provided updates on the ongoing project.

Crews broke ground on the facility’s Programs and Athletic Center, which will be one of four buildings on the 19-acre campus and will serve as a hub for activities and gatherings on the city’s South Side. The building will house a gymnasium and studios for recreational, wellness and community activities.

The Obama Foundation also said that President Obama is planning a visit to Chicago to see a demo of a digital media exhibit planned for the Obama Presidential Center Museum. During his visit, President Obama will also meet with leaders from Moody Nolan, the largest African American design firm in the U.S., and Elevate Design Builders, a joint firm made up of Bowa Construction and AECOM/Hunt.

The Programs & Athletic Center is slated to open in late 2025, and The Obama Presidential Center Museum is expected to open to the public in 2026.

The National Association of REALTORS®

The National Association of REALTORS® is America’s largest trade association, representing 1.4 million members, including NAR’s institutes, societies, and councils, involved in all aspects of the residential and commercial real estate industries.