West side at a glance

Terrain
Generally lower and flatter toward the river than the east side of the city
Housing
Many small homes and cottages from the early and mid twentieth century, plus some newer infill
Neighbors
Commercial and industrial land along Santa Fe Drive and the river corridor
Waterway
South Platte River along the western edge; check mapped floodplain status by address
ZIP
Mostly 80110

What shapes basement water here

The land in western Englewood falls gently toward the South Platte. Lower ground near a river can mean groundwater sits closer to the surface, especially during spring runoff or after long wet periods. In a basement, that tends to show up as dampness at the floor and seepage at the cove joint that comes and goes with the season rather than with individual storms.

Many houses on these blocks are small, with modest basements or partial basements that were later finished for an extra bedroom or a rental unit. Lots are compact, so roof water and the neighbor's roof water often end up in the same strip of ground. Where streets are flat, storm water in the gutter can be slow to drain during a heavy cloudburst, and driveways or yards that dip below street level can collect it.

Properties close to the river corridor should look at FEMA flood maps carefully. A mapped floodplain changes insurance questions and may affect permits for basement work. Most basement water on the west side still comes from ordinary sources, though: gutters, grading, window wells and sewer laterals.

Matching the symptom to the likely cause

  • IfThe floor is damp for weeks in spring, then dries out by late summerSeasonal groundwater is likely; ask a drainage contractor about an interior perimeter drain and sump.
  • IfWater appears only during intense storms at one cornerLook at roof water and grading on that side first.
  • IfStreet water ran up the driveway toward the houseAsk the city about the street drainage and consider a trench drain or regrading at the driveway.
  • IfSewage came up the floor drain during a big stormContact the City of Englewood utilities about the main and have your lateral inspected.

Questions to ask locally

  1. City of Englewood: is my address in or near a mapped floodplain, and are any map revisions pending?
  2. City of Englewood building division: does adding a sump pit, perimeter drain or egress window here need a permit?
  3. Insurance agent: would a flood policy cover anything in my basement, and is my sewer backup coverage adequate?
  4. Landlord, if renting: what is the plan if the basement unit takes on water again?
Map of West Englewood. It shows an area, not an office or a job site.

General information for Englewood, not a quote or professional advice. In an emergency, call 911.