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ac81003

05:46AM | 01/03/07
Member Since: 01/02/07
2 lifetime posts
Bvbasement
I am the original homeowner of an 18 year-old townhouse (center home in a 3-home cluster)with a full unfinished basement. When built, the builder dug the foundations of these 3 homes 3 feet deeper than all the others in the development. I have a french drain system and a sump pump which runs alot after rain storms. The soil surrounding my home has a high clay content. I discovered several years ago that just my home sits above a subterranean river... There is a settlement crack that ran from the lower left corner of the only basement window that has recently been successfully repaired. However, I still have quite a bit of water leaking in from the basement window after a rain. I have tried caulking the window but water still comes through. I have a small electric pump that I use to pump the water out on the outside from the basement window well but want a more permanent solution. Some people have suggested that I dig out the window well on the outside and fill it with stone; others have suggested that I install a sump-type pump on the outside in the window well to drain that area when water comes in. I need some professional suggestions please.

KingVolcano

03:00AM | 01/16/07
Member Since: 03/03/05
273 lifetime posts
I'm not sure if the water is pooling outside the window or it is just falling into the area. Do you have gutters installed on that side of the house? Have you covered the window with a pre-molded plastic shield? It's difficult to suggest a fix without seeing the variables.

ac81003

08:04AM | 01/16/07
Member Since: 01/02/07
2 lifetime posts
In answer to your questions:

Yes, there are gutters installed on that side of the house, and in fact they run into 4" corrugated landscaping pipe which run underground about 30' away from the house and off the property onto a common area. I have checked it recently and there are no leaks. And yes, I do also have a premolded plastic cover over the window well. Since I wrote the last post however, I did purchase a water-sensing utility pump to put in the well, and that has kept it relatively dry but I see it only as a stop-gap solution while I entertain other suggestions.
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