Window Well Repair & Replacement
A failing window well collects water and sends it straight through your basement window. We repair and replace window wells, add proper drainage and covers, and stop one of the most common sources of basement water.
Window Well Repair & Replacement in Kansas City
A failing window well collects water and sends it straight through your basement window. We repair and replace window wells, add proper drainage and covers, and stop one of the most common sources of basement water.
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A Small Component That Causes Big Problems
A window well is a container sunk into the ground against your foundation with a window at the bottom of it. When it drains properly, it is invisible. When it does not, it fills with water during a storm and that water is sitting against a basement window, held there by the well.
It is one of the most common sources of basement water we see, and one of the most overlooked, because homeowners assume water in the basement came through the wall. Often it came through the window, and the well is the reason there was enough water there to do it.
How We Repair Window Wells
Restore drainage at the bottom
A well needs a way for water to leave. That means stone and a functioning drain rather than a well bottom silted in with years of soil, leaves, and debris. This is the actual fix in most cases.
Repair or replace the well itself
Corroded steel wells, cracked masonry wells, and wells pulling away from the foundation get repaired or replaced. A well separated from the wall is a funnel pointing at your foundation.
Reset depth and grade
The well should sit correctly relative to the window and the surrounding grade so surface water sheds around it rather than pouring in over the lip.
Covers
A clear cover keeps rain, snow, leaves, and debris out while still letting light through. On egress wells, covers need to preserve the egress function, which is a code consideration, not an optional detail.
Tie into drainage where appropriate
Where the site warrants it, the well drain can be tied into a larger drainage system so the water it collects is carried away rather than dumped next to the footing.
Signs Your Window Well Is The Problem
What to look for
Standing water in the well after rain, water stains or rot on the window frame, debris filled to the point that the well bottom is not visible, a well pulling away from the foundation, or rust that has eaten through a steel well.
Worth checking after any basement water event
If you got water in the basement near a window, check the well before assuming the wall failed. It is the cheaper problem, and it is frequently the actual one.
What Determines The Cost
We do not publish a price, because a number without seeing your foundation is a guess. Here is what actually moves it, so you know what we are looking at during the free inspection.
- Number of wells being repaired or replaced
- Whether the existing well can be restored or has to be replaced
- Depth and size, since egress wells are substantially larger
- Excavation to restore drainage at the bottom
- Whether the drain ties into a larger drainage system
- Covers, especially egress-compliant covers
Window Well Repair & Replacement FAQs
Almost always because the drainage at the bottom has silted in. Wells are designed to drain, and years of soil and leaf debris pack the bottom until they hold water instead. Restoring that drainage is usually the fix.
They need a way for water to leave, which normally means stone and a drain at the bottom. Without it the well holds water against your basement window, which is exactly the situation you do not want during a heavy storm.
Yes, for keeping rain, snow, and debris out, which is what silts up the drainage in the first place. On an egress window the cover has to preserve the egress function, so the type matters.
If the corrosion is limited, sometimes. Once a steel well has rusted through at the base or is pulling away from the foundation, replacement is the honest answer, and it is not an expensive component relative to what it is protecting.
It is a very common cause and one people overlook, because water near a basement window gets blamed on the wall. If you have standing water in a well next to where you are seeing water inside, that is the first thing to check.
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