Top Egress Window Repair in Aurora, Colorado Ranked

An egress window is more than just a source of light for your basement; it's a legally required emergency escape and rescue opening. In Aurora, where heavy snowmelt and seasonal rains are common, maintaining a functional and watertight egress window system is critical for home safety and preventing costly water damage. This guide explains the common issues with egress windows and wells in our area and how you can connect with qualified local specialists to assess, repair, or replace your system to ensure it is safe, dry, and code-compliant.

ItIsWell Egress

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ItIsWell Egress is a window repair and replacement company based in Denver, CO, specializing in egress basement windows and window well installations. They provide services including window well replacement, basement window replacement, and window well covers, serving the Denver Metro area. The company emphasizes quality workmanship and customer satisfaction through clear communication and professional service.

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Understanding Egress Window Systems in Aurora

An egress window system consists of three main components: the window itself, the window well (the metal, fiberglass, or composite structure that surrounds the window below ground), and the drainage system at the bottom. When functioning correctly, this setup provides a safe exit and allows natural light into lower-level living spaces. However, Colorado's unique climate presents specific challenges. The freeze-thaw cycles common in Aurora can cause soil to shift and settle around the well ¹. Combined with our significant precipitation, this often leads to the two most frequent problems homeowners face: water intrusion and structural failure of the well.

Common Egress Window Problems and Their Solutions

Persistent Leaks and Water Intrusion

Water in your basement window well is more than a nuisance; it can lead to mold, foundation damage, and a failed emergency exit. Leaks typically occur due to poor drainage, improper grading, or a failure in the seal between the well and your home's foundation.

Professional repair focuses on creating a path for water to escape:

• Improving Drainage: The most effective solution involves installing a 4-inch perforated drain pipe at the bottom of the well, which is then connected to your home's perimeter French drain system or a sump pump ². This actively moves water away from the foundation.
• Adding Gravel Base: Contractors will typically add 6 to 12 inches of clean, crushed stone at the bottom of the well. This gravel layer regulates drainage and prevents soil from clogging the drain pipe ³.
• Correcting Grading: The soil around the top of the well should slope away from your house. Regrading this area is a simple but crucial step to divert surface water.
• Sealing the Well: A critical step is properly sealing the window well to the foundation wall using specialized sealants and flashing to create a watertight bond and prevent seepage ³.

Rusted, Deteriorated, or Settling Window Wells

Many older homes in Aurora have window wells made of corrugated metal, which is prone to rust, especially when constantly exposed to moisture. A rusted well can weaken, collapse, and fail to hold back soil. Settling occurs when the well sinks into the ground, potentially compromising the window's operation and safety clearance.

Solutions include:

• Complete Well Replacement: For severe rust or damage, full replacement is often the most reliable and long-term solution. Modern contractors typically replace old metal wells with durable, rust-proof materials like fiberglass or composite polymers ^{4 5}.
• Surface Repair: For minor surface rust, a professional might sand or wire-brush the area, apply a rust-inhibiting primer, and finish with a protective paint. This is generally a temporary fix.
• Re-leveling and Securing: If a well has settled but is otherwise sound, a specialist can excavate around it, re-level the unit, and secure it properly to the foundation.

Outdated or Non-Compliant Installation

Building codes, specifically the International Residential Code (IRC) adopted in Colorado, have specific requirements for egress openings to ensure they are usable in an emergency ^{6 1}. An older system might not meet current standards for the minimum unobstructed opening size, maximum sill height from the floor, or may lack a permanently attached ladder for wells deeper than 44 inches.

Professional installation ensures:

• Code Compliance: Contractors understand local Aurora codes and will install a system that meets all requirements for size and accessibility, which is essential for safety and if you ever plan to finish your basement or require a home inspection ¹.
• Proper Excavation: Modern installation avoids excessive hand-digging. Contractors use small excavation equipment where access allows to create a clean, properly sized hole, ensuring a stable base for the new well ³.
• Integrated Components: A proper installation includes the well, a code-compliant window, a ladder if needed, and a drainage system all working together from the start.

The Professional Repair and Replacement Process

Engaging a local Aurora specialist for egress window well repair typically follows a clear process. It begins with a detailed inspection to diagnose leaks, assess rust damage, check for settling, and verify code compliance. The contractor will then provide a written estimate outlining the scope of work, materials (like fiberglass vs. composite wells), and costs. For replacements, they will handle obtaining any necessary local permits.

The physical work involves excavating around the existing well (using machinery if possible), carefully removing the old unit, and preparing the site. The new, durable well is positioned, leveled, and securely sealed to the foundation. The drainage system-gravel and drain pipe-is installed and connected. Finally, the area is backfilled, the window is checked for operation, and any final touches like a well cover or ladder are added.

Cost Considerations for Egress Window Well Projects in Aurora

Costs can vary significantly based on the materials chosen, the extent of excavation required, and the complexity of the drainage solution. Here is a general breakdown based on regional data:

• Window Well Replacement: The cost to replace a well typically ranges from $1,800 to $3,000 or more. This variance depends heavily on the material (plastic being the most economical, with fiberglass and composite at a higher price point) and the scope of the installation ^{7 6}.
• Additional Components: A durable, clear polycarbonate window well cover (highly recommended to keep out debris and snow) can cost between $150 and $1,200. A required escape ladder for deeper wells may add $50 to $200 ^{7 8}.
• Excavation Complexity: If the site is not accessible to machinery and requires extensive hand-digging, excavation costs alone can add $1,500 to $3,000+ to the project total ⁷.
• Permits and Fees: Your contractor will usually include any required Aurora city permit fees in their estimate.

It's important to review estimates in detail. While cost is a factor, the expertise in local codes, quality of materials, and warranty offered by an experienced contractor provide long-term value and peace of mind by preventing future water damage and ensuring safety.

Why Professional Expertise Matters in Aurora

Colorado's climate and local building codes make egress window work a specialty. A qualified local contractor brings essential knowledge: they understand how local soil and weather patterns affect drainage, know the specific permit requirements in Aurora and Arapahoe County, and are trained to install systems that will stand up to our environment. They also have the proper equipment and insurance. For repairs stemming from a covered peril like a hail storm or sudden leak, some contractors can also assist in working with your homeowner's insurance company ⁹.

Frequently asked questions

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