The rain we had yesterday wasn't hard enough to cause a problem, only an inch or two. What I will do is put a hose down the pipe and see whether it backs up, and see if I can find a soggy spot where the pipe used to daylight. Today I met with two contractors. One proposed a trench and sump pump in the crawl space, but I'd rather not encourage all the water in the yard to flow through my foundation. The other proposed regrading along the entire front of the house and removing the slate and concrete path. I think the regrading is a better option and I hope I can afford it. I have seen on here that the recommended action is to hire a professional to create a plan, then get contractors to bid on that specific plan. What kind of professional creates that plan, and how do I find one in the Richmond area? Thanks for the feedback so far.

I cant really answer your question but i had an estimate to have the cleanspace installed and they wanted nearly $8000 dollars and my house is not even woth 60 thousand so i passed. Why did they paint? And i did not know that the liner had an odor. The man told me that if i had the liner installed that and mold growth in the crawlspace would stop. i have a very small amount of mold down there. Sorry to hear that you are have issues with the smell. Did you ask the installer about it?

Sorry but I have no idea what you are asking or decsribing. A crawl space is not living space . In many places you cannpt convert a garge to living space . I need pictures of the spaces and the exterior showing th egarge for sure. I would never put my kid in garge makeover I even hate garges under bedrooms in new bulids We need alot more info IMO.

Foundation companies will sell you foundation work...as they should. I would first look into what that gutter and piping is doing. If you don't see where it empties...that is an issue and I would start there. Foundations don't just start leaking on their own...usually. And given the concentration in that corner, my guess would be that it is related to that gutter. Likely obstructed and during a rain that pipe is backing up and spilling in that corner. You can use a hose to test that theory quite simply.