What is typical on these blocks
Many houses in the 80113 part of Englewood date from the 1920s through the 1950s. Brick bungalows with full or partial basements are common, along with some frame cottages and post-war ranches. The basements were usually built for a furnace, a coal room or laundry, then finished by later owners for bedrooms, a family room or a rental unit.
Mature street trees shade these blocks. That is good for summer cooling but hard on drainage. Gutters fill with leaves in fall and seeds in spring, and roots seek out the joints of original clay sewer laterals. Sewer backups through the basement floor drain and gutter overflow at the corners are two of the most common basement water stories on older tree-lined streets.
Lots are narrow and garages often sit at the alley. Roof water from a detached garage may drain toward the back of the house, and alley grading sometimes slopes toward yards rather than away from them.
Common basement issues and where to start
| Issue | Typical cause here | First person to call |
|---|---|---|
| Sewage at the floor drain | Roots or sags in an older clay or cast iron lateral | Plumber with a sewer camera |
| Water under a bedroom window | Shallow window well with no drain | Drainage or window well contractor |
| Seepage at a back corner | Garage or alley runoff aimed at the house | Grading or concrete contractor |
| Damp walls all summer | Condensation on uninsulated walls behind old paneling | Start with a dehumidifier and humidity readings |
| Water around the furnace | Water heater or condensate line leak | Plumber or HVAC technician |
A sensible order for an older east-side basement
Scope the sewer line
If the lateral has never been inspected, a camera inspection shows roots, cracks and sags before they cause a backup.
Fix roof water
Clean gutters, extend downspouts and deal with garage runoff. These are inexpensive and stop many seepage problems.
Upgrade window wells
Add drains, clean gravel and covers, especially on bedroom windows.
Then consider finishes
Only after the water sources are handled does it make sense to refinish walls and floors with water-tolerant materials.
Local questions
- City of Englewood utilities: where does my responsibility for the sewer lateral end?
- Is there a tree root issue with the city-owned street tree near my sewer line, and who handles it?
- City building division: does replacing my sewer lateral or adding a backwater valve need a permit?
- Is my house in a historic district or subject to any design review for exterior changes?
General information for Englewood, not a quote or professional advice. In an emergency, call 911.