Leaking basement window

7/26/2012 at 2:23:13 PM

A couple things you can do.

First make sure the grading all around the house slopes away from the foundation. The earth needs to be at least 6" below the bottom of the window. If not you need to put in a window well with clear stone for 1-2' below the window and a drainage tile that goes all the way to the bottom of your foundation and tied into the weeping tiles.

Any clay type soil basically doesn't drain very well, so you need to control the water untill it has a chance to sink into the soil.

A lot of contractors can install a window well for you, but foundation contractors defineitly will do this kind of work.

Expect to pay 1-2000 for this type of work.

7/26/2012 at 4:56:23 PM

Sa well as doing what James said, I would recommend redoing your weeping tile and put in new soil all the way up. Get rid of the clay as clay has no drainage value. Think about putting in a dry weeping bed. This is an area of approximatley 8 X 10 filled with 12" to 24" of 3/4 stone that the weepers can run into well away from your house so that all of the water has an area to soak into the ground.

If you are going to do this it is a good time to waterproof the basement while it is all open. I would use Blur Rhino for this as it is a great product and holds up for many years.

7/26/2012 at 10:20:14 PM

Randy,

By what you are saying it sounds as if the window bottom is slightly below the grade of the outside ground level. Thus any excess water runs to the lowest point ... your window. It should have a window well, which is available at a Home depot or other retailer. They can also exlain the function of a window well.

As to the weeping tile, there may be and issue, but do the window first. To replace weeping tile and re-surface the foundation is a costly job.

Good luck

7/26/2012 at 10:59:55 PM

Hi Randy,

I am a foundation repair tech. and from what you are saying your window needs 3 things one the area between the window and the 2x4 and the 2x4 and the concrete needs to be sealed and second a window well needs to be installed and third, depending on how old your home is you may not have a weeping tile system around your home.

So the idea of a dry area would be good but if it does have weeping tile then dig to the footing install weeping in to the window well tie it into your weeping tile and back fill the hole with 3/4 crush and you window will never leack again.

I do several of these a year and I have never had a call back on one.