Basement window maintenance

Prevent damage to your basement and foundation by keeping water from entering through windows.

On this page

• Who should take action
• What it is
• Benefits
• What you'll need
• What's involved
• When to do it

Who should take action

• Homeowners
• Renters
• Landlords and property managers
• All homes with:
  • basement windows
  • poor exterior drainage, such as ground sloped toward the home or yards with poor draining soil

What it is

Cracked or improperly sealed basement windows, along with unmaintained window wells, act as weak spots in your home. They can let water into your home, causing damage to the foundation and basement.

Window wells

Windows at or below ground level often have a window well, which is a dug-out space around basement windows filled with gravel to promote effective drainage. Ideally, window wells are connected to your home's perimeter drain (weeping tile) at the time of installation, but it's not always possible. Window wells typically feature a U-shaped metal or plastic guard to keep their shape in the soil. They are installed tightly against the foundation walls of the home.

Rain, ice, and snow can collect in window wells since they are low spots in the ground. Windows aren't designed to resist water buildup, so it's important to ensure that water can drain into the ground and does not pool in the well. Window wells must be maintained to drain properly.

Benefits

Sealing cracks and openings in basement windows can keep your home dry during heavy rainfall, ice melt and snowmelt. It also improves your home's energy efficiency, helping to reduce energy bills.

Keeping window wells clear of debris ensures effective drainage into the ground and helps prevent water from pooling in the well. This keeps water away from your foundation, reducing wear and tear and the risk of basement flooding.

Window well covers provide a barrier to water and debris and make maintenance easier.

What you'll need

• Basement window maintenance:
  • Exterior caulking that is
    • Weather resistant (waterproof or water-resistant)
    • Adhesive to concrete
    • Labeled for outdoor use
• Window well maintenance:
  • Rake
  • Work or gardening gloves
  • Yard bags
• Window well cover installation:
  • Tape measure
  • Exterior caulking
  • Window well covers
  • Any hardware required (e.g., screws, washers)

What's involved

• Look for cracks and leaks around your basement windows from the inside and outside:
  • Replace cracked window glass with the help of a professional
  • Seal cracks and narrow gaps of about 5 cm (0.25 in.) wide or less around window frames with exterior caulking
  • Always remove old caulking before applying new caulking
• Ensure your property is correctly graded to direct water flow away from your home
• Renters should notify their landlord or property manager if they notice any of the issues listed above

Window well maintenance

Keep window wells clear:

• Remove debris such as dirt, leaves and sticks by hand
  • Wear gloves or use a small rake
  • Debris removal might be easier by hand if your window well is filled with gravel
  • To remove fine debris build up, use a wet-dry vacuum
• Remove ice and snow during cold seasons
  • Ice and snow buildup can clog window well drains
  • Once temperatures warm, melting ice and snow can enter the home through any cracks or openings
• Monitor the outer edges of the window well to ensure they are snug against your home's foundation wall and no cracks have appeared
• Seal cracks with caulking or expanding foam insulation
  • For large cracks of 5 cm (2 in.), or if you're concerned, consider hiring a professional for repairs

Window well cover installation

• Measure your window well to purchase the correct cover size
• Install cover according to manufacturer instructions
• If you have an emergency exit window (egress), there may be specific requirements for the window well cover. Consult your provincial or territorial building code to meet requirements on egress windows

When to do it

• Check for cracks and leaks around your basement windows at least once a year
• Regularly monitor:
  • for dampness in your basement
  • your window wells and remove debris as needed
• Increase monitoring during wet seasons, such as in the spring and fall

Do these tasks together

Make the most of your annual basement window inspection by checking your foundation at the same time. This pairing will minimize disruptions and maximize flood ready improvements to your home.

Be flood ready

Flood readiness requires regular upkeep just like any other home or property maintenance task. Make maintaining windows part of your seasonal and annual maintenance checklist.

Seek support from a local professional, friend, family or neighbour, if you're unable to complete this task on your own.