We are here today to go over your home and property drainage components. Most of us with homes have experienced some kind of water issues whether it may be a roof, leaky faucet or toilet, water heater, roof, etc..... but wanna focus on basements and outside ground water that can potentially infiltrate your home and cause immense damage to your homes structures and valuables you may have inside. Water damage is responsible for billions of dollars a year in damages that can cause a great number of issues not only to your homes structure but can potentially create hazardous environments that affect your health. May seem extreme but most of the time, especially if your basement is finished, you cannot tell you have water damage until the damage has been done. Another factor is if your basement is fully underground surrounded by saturated soils you may have a higher risk of water and/or water permeation.

Damage like this is quite common in basements with insufficient drainage. In a finished basement the damage would be hidden behind your walls creating mold and mildew not only to the foundation walls but your sheetrock, insulation and wall studs. Cement and cinder block foundations are the most susceptible due to their porous nature as poured foundations are far less porous not allowing water to permeate as easily. Evidence of water damage on the walls is more likely associated with runoff water that saturates the soil and infiltrates through walls due to failing exterior foundation coating. Evidence of water and/or moisture in the corners of foundation walls where meets concrete floor is evident your footing drains have failed and ground water has created hydrostatic pressure from rising water tables. Footing drains are your homes main drainage component to remove water from your footings and foundation walls. Failing footing drains largely increases the risk of water infiltration and structural damage to your foundations integrity due to water pressure buildup. Damaging water can reach as high as 33,000 psi causing great strain.

As water tables rise from the ground combined with water runoff the force of pressure can be crucifying to your foundations structure resulting in complete failure requiring replacement which can be very costly. Block and cinder block walls are more susceptible to failure and have less integrity than a poured foundation but both run the risk of damage. Common components can help relieve your water issues and when used in conjunction can greater lower your risks.

5 Key drainage components to protect your home and property:

• Footing drains
• Curtain drains
• Sump pump
• Extending downspouts away from home preferably underground if possible
• Create a swale to catch runoff on your property 

You may not need all components considering your properties grades and depending on the perc of your grounds soil. First you will have to indicate where the source of water and/or moisture is coming from. Once indication is made then you can come up with a solution. Like noted previously, finished basements may be harder to spot where water and/or moisture has infiltrated as its hidden behind walls and/or flooring.

7 signs to look for in a potentially wet/moist basement:

• Wet or moist walls
• Water or moisture in corner of foundation walls where meets concrete floor
• Water pooling and collecting outside of foundation from gutter downspouts 
• Any basement window wells that may not drain properly during heavy rains
• Musky smell in basement
• Wet or damn carpet and/or warping wood/composite floors
• Pooling water and/or grade of property sloping towards home
• Visible water and/or moisture in any cracks of foundation walls or floors

Sump pumps can be a great drainage application to relieve ground water from hydrostatic pressure under the concrete slab of your basement floor. These are installed by cutting open concrete floor preferably at the lowest point of basements floor and installing a permeable catch basin with sump pump that drains to the exterior of your home. As water tables rise water will most likely go to the point of least resistance into the basin and removed outside quickly. Also to keep in mind when installing they run off electric and many times when needed the most during inclement weather electric goes out leaving pump useless. A battery backup is recommended in to avoid a foreseeable issue.

When its comes to your property itself you must determine if you have water issues surrounding your home. Low spots and wet marshy areas are a good indicator of water issues. Some may not effect your home at all beside just creating marshy wet areas but when drastic slopes cause runoff towards your home or low areas of water that pools near foundation these can be potential problems. Curtain drains are a great application for removing unwanted water on your property. Essentially curtain drains are in ground gutter systems that efficiently move water from one area of your property to another area away from the home. 

Wet marshy areas around property can also be contained building a swale. A swale is essentially another gutter type system dug into the ground to catch water runoff. Usually installed when you have a grade coming off a hill and to divert water. This system does not use a pipe, just an angled hole for water to catch and divert. You can also install filter fabric and river rock to your swale.

After going over the few components of drainage the idea is to identify if you you have a water problem and if so then where. Once determining where, then you can come up with a solution to address the issue involved. Like noted all applications may not be for your home and property and must be assessed to see what application is needed. Footing drains on the other hand are on every home built and is a national code requirement. Water must be removed from foundation walls and foundation walls must be sealed from the exterior, Proper installation always requires an adequate amount of aggregate usually a 3/4" gravel around a 4" corrugated pipe in conjunction with filter fabric for a properly functioning footing drain system and maintain longevity to keep water flowing away from foundation for years to come.

A common question hear all the time is "what is an egress window" ? Essentially an egress window is a fire escape window for any occupied finished basement in the country. The requirement became part of the International Residential Code in 1997 that all basements require an egress window. From experience throughout the years I have concluded that about 90% of our calls are from customers that are looking to sell or in the middle of selling and find they are in violation. Not installing one will hold up the closing of your home which in some cases can be months which can be a huge burden on both buyer/seller.

Customers always ask what is involved and what is the cost of an egress window. Many different factors play into the cost and installation. On average cost of installing an egress window ranges around 4-6K within reason. Not a bad investment considering the work involved and what you get for it. Just peace in mind is worth it knowing that your loved ones will be protected in case of an emergency.

What are the requirements of an egress window?:

• Minimum net clear opening of 5.7 square feet
• Minimum net clear opening height of 24"
• Minimum net clear opening width of 20"
• Window well must be 9 square feet
• Maximum 44" sill height from finished floor
• Maximum 44" height from inside window well
• Any heights over 44" require a ladder installed
• Ladders shall be affixed permanently with width of at least 12 inches; shall project at least 3" from wall and ladder treads should not exceed 18" on center
   
  

What can determine the cost when installing an egress window?:

• Block wall or poured concrete wall
• Access to the location where window is
• Amount of digging depth
• Removal of excess dirt off of premises
• Finish the interior or not
• Add a Bilco preformed egress window well
• Removal of trees in front of location where window is to be installed

Commonly asked questions:

• How long will it take to install an egress window? Typically 2-5 days
• Will there be any dust during the project? Yes, as with any construction you can expect some dust. We have a system though that keeps dust at nominal levels
• What if there are any gas/water/electrical lines in wall? We will move at an additional cost; unfortunately we cannot determine that until wall has been opened
• Will not having an egress window hold up my closing? Absolutely, if you have a finished basement you need one and 90% of our calls are for this reason
• Will an egress window increase the value of my home? Any upgrade will increase the value. Besides more ventilation and light, you bring your basement to code and also protect your loved ones in case of an emergency
• What kind of window will you be using? We use an Anderson 400 series casement window with a 22" net clear opening
  

Installing an egress window will also improve light and ventilation for your basement. Basements are always a breeding ground for mold and mildew as they are underground and create moisture. Adding light and ventilation will cut down your chances of toxic mold and mildew forming. Many people add a dehumidifier also to help remove moisture from their basement especially during the hot humid months of summer. Weather you are looking to sell or keep your home, an egress window is a great investment that brings safety and added value to your home!!!

                         William M. Bateman

                               845-590-5336

Its becoming more common around the country for customers to be installing egress windows in their basements. National code has been in effect for years requiring an egress window for safety measures for you and your family. Most recently in the past few years we have noticed a rise in egress window installations due to the fact that local building departments have been forcing them more and violations are being issued to customers that dont have one. These violations mostly come up when buying/selling a home, finishing basement or refinancing forcing the customer to install one in a timely matter before you can sell or do any other work to your basement.

Why you might need an egress window installed:

• Buying/selling your home
• Finishing your basement 
• Need more light and ventilation in your basement
• Safety reasons to protect you and your family
• Peace in mind

Most of customers we experience wait until they are selling their home to install an egress window which holds up the closing process on both ends of the buyer/seller. Once installed every customer realizes the benefits and wishes they had installed one sooner. Its usually a 2-5 installation process that is done 90% from the exterior of your home limiting any distraction to your life and home.

Benefits of adding an egress window:

• Added safety as a fire escape in the time of need
• Better ventilation for your basement
• More added light
• Better access for larger items to enter your basement from outside
• Helps with mold and mildew issues every basement experiences

When buying/selling your home like mentioned before, brings up last minute violations that brings nothing but last minute aggravation. Pre planning your egress window project will eliminate this and save you money without paying for extra violation costs that you local building department may require.

What to expect when installing a window in violation:

• Closing process held up
• Have to issue a building permit
• Some building departments require engineered plans drawn up for basement floor plan
• Extra permit fees
• Electrical inspection
• Proof of insurance from your contractor
• Approval from the board for work to comence in some condo complexes

Egress windows have national code requirements that must be met before and during the installation. Choosing a good contractor that is familiar with these codes is key for an easy and painless installation process. The right equipment is necessary to do the project with the proper machines that will not ruin your property during the process.

What are the national codes for egress windows?

• Window must be minimum of 5.7 square feet
• Window sill height must not exceed 44" max
• Window well must be 9 square feet inside dimensions
• Window well must not exceed 44" without adding a ladder
• Window must have 22" net clearing

WMB Construction has been performing egress window installations for years in the Hudson Valley NY region.  Contact today to set up your free estimate and we will come out and evaluate and price your project.

Check out our videos on some of out finished products

Adding an egress window to your home is an excellent idea, opening up your basement to fresh air and light and most importantly the safety of your family and your pets. Across the country it has become a national code and all homes must pass inspection and have an egress window if your basement is finished. 

Requirements for an egress window:

• Window must be 5.7 square feet 
• Window must have a clear opening of 20"
• Window must be at least 24" in height
• Window well must be 9 square feet interior dimensions
• Sill height of window from inside floor of basement must not exceed 44"
• Height inside window well must not exceed 44"
• If inside/outside heights exceed 44", a ladder must be installed
• Window must be operatable by hand with no tools
• Bars on the outside of window will not be acceptable
• Garage doors are not an acceptable exit

What are the benefits of adding an egress window?:

• First off, the safety of your family and loved ones
• Better ventilation because we all know basements can be stuffy and moist
• Added natural light which makes for a better and more heathly atmosphere
• If your basement is't finished this is a great way go get material in
• Added value to your home

Here at WMBCONSTRUCTION we specialize in installing egress windows and all windows around the beautiful Hudson Valley in Monroe, NY. We know what your home means to you and mainly the safety of your family. These codes were put in play for a reason and even in our home town of Orange County, NY we have seen how they have helped save lives during a fire and at the same time improve everyday live when there is no tragedy.  

Water is a powerfully force of nature that we we all deal from land, sea and air. It is responsible for billions of dollars in damages each year but mainly we are focused here on your home and the essentials of proper drainage. Every home built by national code requires footing drains to installed to remove any unwanted water from your foundation walls and footings. Without the application of footing drains you run the high risk of water infiltration and potential water pressure buildup that can potentially stress the integrity of your structure causing immense damage. Hydrostatic pressure is one of natures most powerful forces to your home where raising ground waters push up surrounding first under your home and keeps rising to your foundation walls. Between ground water and runoff combined the water psi keeps rising putting great strain on homes structure. Footing drains greatly reduce the amount of water around your home and removes water before it can cause potential damage.

What is a footing drain?

Footing drains essentially remove water from around the perimeter of your homes foundation. Hydrostatic pressure against your foundation walls  and basement floor can reach a staggering 33,000 psi. If not relieved it has the potential to cause major damage and complete failure to your foundation and interior of basement. Most common signs of footing drain failure is to look for evidence of water infiltration. This can be noticed where interior foundation wall meets concrete floor. To fix failing footing drains, the footing drains must be excavated from the exterior of foundation to install new corrugated pipes, filtration system and aggregate. 

What is a curtain drain?

Curtain drains are essentially trenches filled with gravel covering perforated pipe acting like a gutter system to remove unwanted water away from your home. The trench is lined with filter fabric to ensure that the perforated pipe with remain free of clogs from dirt and silt over the years.

Why you might need a curtain drain:

• Areas of your property where you have unwanted water pooling

• Water issues in your basement(curtain drains work great in conjunction with you homes footing drains)

• Remove water away from retaining walls and driveways

With any drainage project performed by WMB Construction , we always use more gravel than necessary. Gravel is natural drainage that quickly moves water from your perforated pipe and away from your home. Many drainage contractors skip this step leaving your curtain drain system practically useless in years to come as the dirt and silt infiltrates your corrugated pipe clogging it.

How we install a curtain drain:

• Dig a trench 18"-24" deep in the ground(extreme water conditions near foundations may go as deep as homes footing)
• Line trench with filter fabric
• Install a 4" perforated pipe in ground pitched out to daylight(some applications with nowhere to drain water, a dry well may need to be installed)
• Fill trench with 3/4" gravel
• Regrade dirt

 WMB Construction specializes in:

• Curtain drains
• Footing drains
• Sump Pumps
• Foundation sealing
• Gutter downspout underground extensions
• All phases of Home Improvements