★★★★★"Transformed our property completely" — Lisa R.
Robbins Property Services regrades, reslopes, and drains commercial properties, condo and HOA communities, multi-family sites, and small commercial buildings across Windham, Gorham, Westbrook, Falmouth, Cumberland, Freeport, Scarborough, Raymond, Standish, Gray, and Portland, Maine. Most of what property managers here call a pavement problem, a turf problem, or a winter ice problem is a water problem underneath. We look at where the water actually goes during a storm and during the March melt, then fix the grade and give the water a route off the site.
Step 01
Standing water in a parking lot after every storm, and the same low spot glazing over every winter. Turf that never dries out between April and July, so it cannot be mowed without rutting. Water at a foundation or slab edge, showing up as damp basements, efflorescence, or rot at the bottom of the wall. Washouts on slopes and along gravel drives where runoff has picked up speed. In almost every case the water is doing exactly what the grade tells it to.
Step 02
Regrading and resloping to establish fall away from buildings and across flat areas. Swales to carry surface water along a planned route instead of across a walk or lot. French drains and perforated pipe in stone and fabric where water has to be intercepted below grade. Downspout extensions carried past walks and beds, and roof leaders tied into solid pipe or existing catch basins. Dry wells where the soils and water table actually support one, which in Cumberland County is not everywhere.
Step 03
New pavers, a new walk, or a new lawn installed over a drainage problem fails on the same schedule the old one did. We sequence the water work first, let the grade be right, then put the surface back. There is a liability side to this too: a low spot that refreezes into a sheet at an entrance every winter is a recurring hazard at a fixed location, and no amount of salt makes it go away. Correcting the grade removes the cause.
Walks, patios, steps, and walls built after the grade is right.
Learn moreTurf repair and lawn programs on restored ground.
Learn morePlowing, sanding, and salting on lots, walks, and entries.
Learn moreBeds, plantings, and grounds work after drainage is corrected.
Learn moreOne year-round contract for grounds, cleanups, snow, and sweeping.
Learn moreCommon questions
We walk it, ideally during or just after a rain, and follow the water. Elevations get shot where the fall is unclear, existing catch basins and outlets are located, and we confirm where the water can legally and practically go. The scope follows from that, rather than from a standard fix applied to every property.
Sometimes, but not on its own. If the pavement has no fall toward a structure, the surface has to be regraded or a new inlet added — a drain at the edge cannot pull water uphill. We tell you which one the site needs, and where both are required we quote them separately.
Excavation needs unfrozen ground, so the working season generally runs from the thaw in April through late fall. Winter is when we document the problem: photos of the ice sheet or the pooling, and where the water is coming from, so the scope is ready to price and schedule when the ground opens.
Property managers, facility managers, HOA and condo boards, multi-family owners, and commercial building owners dealing with recurring wet areas, icing, erosion, or water at a foundation. We are licensed and insured, scope the work on a site walk, and quote it in writing with the excavation, pipe, stone, and restoration broken out.
More questions? See full FAQ →
What neighbors say
"Josh and his crew transformed our front beds. Sharp edges, clean mulch, and they show up exactly when they say they will. We use them year-round now."
"Switched to Robbins for snow removal two winters ago. Driveway is always cleared before I'm out the door. No surprises on the bill, ever."
"Best lawn on the street. Their fertilization program made a real difference in one season. Owner-operated and it shows."
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