November 9, 2026
A dry showing can tell you a lot about a San Antonio luxury home, but it won’t show what happens when water runs off the roof, crosses a terrace, or reaches a low point beside the house. I like to walk the lot with buyers and follow those routes before deciding which questions need a closer look.
Start with the house and work outward. Look at where roof runoff lands, how paved areas meet the structure, and where water appears to exit the lot. Use those observations to guide your questions, then ask qualified professionals to evaluate any concerns.
Start where the roof meets the ground
Look at accessible gutters and downspouts from ground level. Where does each downspout end? If it disappears into a buried pipe, ask whether the seller knows where that pipe discharges and whether there are service records or a drawing. A visible inlet tells you where water enters a system; it doesn’t tell you whether the full route is clear.
Walk around the exterior with your agent. Note places where a downspout ends at a planter, where soil appears to have washed out, or where a paved surface meets a low doorway. You’re collecting specific questions, not diagnosing a problem from a tour.
Walk the patio, driveway, and low spots
Picture a rainstorm over the surfaces that collect water: the driveway, pool deck, terraces, and walkways. Look for drains, channels, and places where one surface slopes toward another. If the driveway descends toward the garage, ask how runoff is intercepted and where it goes.
Terraced lots deserve a closer walk. Check both sides of accessible retaining walls and note areas where you see staining, erosion, or persistent dampness. Ask a qualified inspector or engineer to evaluate the cause and significance of anything concerning. Don’t climb walls, open drain covers, or enter areas the seller hasn’t made available.
Ask what the seller has observed and changed
Ask about standing water, past water entry, prior drainage work, and maintenance. Useful follow-up documents might include drawings, invoices, dates of work, photos, and warranty terms. Ask what prompted each repair and whether the seller noticed the same issue afterward.
Separate what was repaired from what was observed. For example, a new drain near a terrace may address runoff from that surface, while a different area of the property could still require evaluation. Share the seller’s information with the inspector so the review can focus on the actual concern.
Review maps alongside the property itself
The FEMA Flood Map Service Center provides official flood hazard information. Review the actual address and discuss relevant information with your lender and insurance professional. A map is one input; it won’t answer whether a particular gutter, patio drain, or buried line is functioning.
If a drainage feature appears to serve more than one property or run beyond the lot, ask for the relevant survey and documents. Clarify who maintains it and ask the appropriate professionals about any unresolved questions before relying on a future change.
Bring a short list to the inspection
- Where does runoff from the roof, driveway, and terraces appear to go?
- What do the seller’s records say about past pooling, water entry, and repairs?
- Which visible conditions need further evaluation?
- Can the inspector locate or assess the relevant drainage components, or should a specialist be involved?
- How might a planned patio or landscaping project affect drainage?
Can I judge drainage during one visit?
A tour can surface questions, especially if you can visit safely after rain with permission. It can’t establish how a lot performs in every storm. Use records and qualified evaluations to fill the gaps, and raise concerns while there is time to address them.
If you’re comparing San Antonio luxury homes, contact me. I can help you organize a showing and make sure the questions you spot get to the right professionals.
Cody Miller | Luxury Real Estate Advisor | Kuper Sotheby's International Realty
