Cracks in the foundation wall will be filled by using hydraulic cement and a rolled on elastomeric waterproofingmembrane will coat the entire foundation where exposed- Sewer jet the drain tile and downspout lines from the trench- Install new PVC drain tile with cleanouts, and downspout lines- Schedule inspection with city building department- Backfill with #57 washed gravel to 18" below grade- Reinstall concrete where removed- Reinstall existing topsoilEstimate $20,755 As everyone is so booked out these days and we are under discovery phase deadlines, they could only give us a range for replacement of the retaining wall of an additional $20-30K for a subcontractor excavator to remove the existing retaining wall and replace it. 

We are an animal that can change.

I also only allow it on apartments because college kids don't know how to maintain a home and I don't want an Animal House situation.

Look to put a coat of paint wherever possible.

We have a tenant that is not supposed to have any animals.

What up my fellow garbage plate eating animals!

California is a different animal.

Those are another animal entirely.  

Value is being added to this property by redoing the kitchen & bath, a fresh coat of paint, and installing laminate floors instead of the carpet.

We had NO plans of renting it out, but we decided to rent it out a few months after the house being empty because some racoons and other animals were going into our backyard (the pool was open and  does not have an lanai). 2.