Window well drain installation
for
home
under construction.
Gravel filled drain is covered with
geotextile "sock" and connected
to the
weeping tile.
There has to be a minimum of
six inches of crushed stone on
top and beside the weeping tile
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Unclog an Existing or Install a New Window Well Drain?
This coud be expensive but there are other options |
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During a heavy rainstorm water will pool in window wells. Without proper drainage the water may rise up to the basement window and seep into the basement. If the basement is finished there could be extensive water damage. If it happens often your basement window frames will rust or rot as well.
In my neck of the woods all window wells for new construction have a drain that is connected to the weeping tile bed. This has not been always the case and as a result there are numerous window wells in older neighbourhoods without one.
Installing a new drain or unclogging an old one can be expensive. The good news is that there are alternative inexpensive ways of tackling the problem of window wells collecting water due to surface runoffs or heavy downpours.
FIVE WAYS TO IMPROVE WINDOW WELL DRAINAGE
1- Make sure the window well is free of blown-in debris and "refresh" the gravel (free, you can do it yourself).
2- Remove dirt from window well and replace with gravel (minimal costs, you can do it yourself).
3- Adjust grading (moderatly expensive)
4- Install clear plastic window well cover (inexpensive depending on model and size)
5- Unclog existing or install new window well drain (expensive)
1- REMOVE DEBRIS, REFRESH GRAVEL
The window well should be kept free from all blown-in or thown-in "stuff". I could write a book about things that I, as a building inspector, have found in window wells. Decaying leaves and blown-in dirt can form a hard crust preventing water from draining to the weeping tiles. This soil like condition is fertile grounds for weeds which in turn adds to the drainage problem. Regular window well maintenance involves removal of debris and weeds. Clogged gravel should be removed and cleaned from time to time to improve drainage.
2- REPLACE DIRT WITH GRAVEL
Window wells are backfilled with dirt topped with gravel. Often there are only a few inches of gravel, not enough to provide good drainage.
My recommendations:
- Remove dirt from the window well. Use a short handled shovel or garden scoop and go as deep as possible.
- Apply or re-apply a fresh coat of waterproofing to the exposed foundation wall.
- Apply a heavy bead of caulking along the joint where the window well is attached to the foundation wall.
- Refill window well with gravel up to about 4 inches (10 cm) below the window sill. Number of bags required depends on window well size.
3- ADJUST GRADING
The dirt around your home's foundation, including any window wells has been excavated and backfilled. This soil will settle over the years. Any low areas have to be filled with top soil. The property should always be sloped away from the house and window wells so that surface water will be drained away from and not towards the house. Too often during 28 years of inspecting homes have I seen settled soil next to the window well. Without a proper seal between well and foundation the soil and water found its way through the opening and into the window well. For more information go to grading where several grading issues and solutions are discussed.
4- CLEAR PLASTIC WINDOW WELL COVER
The main purpose of a window well cover is to prevent debris from blowing and to keep rain water out. You don't want to block any daylight from entering the basement so the cover should be made of a clear plastic. Replacing or adding a window well drain is expensive. Installing a clear plastic window well cover is by far the most economical way of keeping the window well (and basement!) dry. |
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5- UNCLOG EXISTING OR INSTALL NEW WINDOW WELL DRAIN
There are basically two ways of replacing or adding a window well drain. Both methods are expensive and disruptive to your garden layout.
- Excavating down to the weeping tile or drain pipe.
- Auguring a new hole all the way down to the weeping or drainage pipe.
NOTE: Choice of drain pipe material is regulated by local plumbing codes. In my area it is a flexible 4" (10 cm) perforated plastic pipe filled with gravel and covered with a geotextile “sock” to keep fine soil material from clogging the drain. In other jurisdictions the standard is a rigid 4" (10 cm) PVC drain pipe.
SUMMARY
Proper grading and a plastic window well cover are the only lasting way to keep the window well dry. Unclogging an existing or adding a new window well drain is expensive and is not always necessary. For more information about this go to MY OPINION
ON CONNECTING THE WINDOW WELL DRAIN TO THE PERIMETER WEEPING OR DRAIN PIPE SYSTEM
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