Top Egress Window Repair in Lakewood, Colorado Ranked

A properly functioning egress window is a critical safety feature for any basement living space, providing a vital emergency exit in case of fire. In Lakewood, these basement window systems face unique challenges from Colorado's climate and soil conditions, which can lead to leaks, settling, and rust. This guide will help you understand common repair needs, local code requirements, and how to connect with qualified professionals in your area to ensure your egress window is safe, dry, and compliant.

ItIsWell Egress

denver

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.

5.0

162 Reviews

Front Range Windows

denver

Front Range Windows is a window and door installation company based in Denver, CO, specializing in replacement and repair services. They offer a wide range of window types and door styles designed for Colorado's climate, including sliding glass doors and egress windows. The company serves residential customers across Denver and surrounding counties, providing expert installation with certified professionals and premium, energy-efficient products.

4.8

218 Reviews

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Understanding Egress Window Systems in Colorado

An egress window setup is more than just a window; it's an integrated system designed for escape and rescue. It consists of the window itself, which must open to a specific size, and the window well-the excavated area outside the foundation that provides clearance. In Lakewood, the entire assembly must adhere to strict building codes for dimensions and accessibility ^{1 2}. The local environment, however, puts constant stress on these systems. Colorado's dramatic freeze-thaw cycles can crack foundations and damage well liners, while the region's prevalent clay soil expands when wet and contracts when dry, undermining proper grading and drainage ^{3 4 5}. Recognizing that your egress window repair might involve the well, the drainage, the foundation, or all three is the first step toward a lasting solution.

Common Egress Window Problems and Their Causes

Homeowners in Lakewood typically encounter a few recurring issues with their basement egress windows and wells. Identifying the root cause is essential for an effective repair.

• Water Leaks and Flooding: This is the most frequent complaint. Water can seep in through cracks between the well and the foundation, pool at the bottom of a poorly drained well, or overflow from the top if the landscape grading slopes toward the house. In many cases, the original drain at the base of the well has become clogged with silt or has failed ^{3 4}.
• Settling and Shifting: You may notice the window well leaning into the house, the window becoming difficult to open, or cracks in the foundation around the window frame. This is often caused by hydrostatic pressure from saturated soil or the natural shifting of Colorado's expansive clay. Poor initial compaction during installation can also lead to settling over time ^{4 5}.
• Rusted or Damaged Window Wells: Older galvanized steel wells are highly susceptible to rust, especially at seams and where debris accumulates. Rust compromises the well's structural integrity and can stain your foundation. Plastic wells can become brittle and crack from UV exposure or physical impact ^{6 7}.

Lakewood Code Requirements for Egress Windows

Before undertaking any major repair or replacement, it's crucial to understand local regulations. The City of Lakewood has specific codes governing egress windows to ensure life safety:

• Minimum Opening Size: The clear opening of the egress window must be at least 5.7 square feet. The opening's dimensions must be no less than 20 inches in width and 24 inches in height ^{1 2}.
• Window Well Dimensions: If a window well is installed, it must provide at least 36 inches of horizontal projection (front to back) and 36 inches of width to allow space for exiting and rescue.
• Ladder Requirements: Any window well deeper than 44 inches must have a permanently attached ladder or steps. The ladder must not encroach more than 6 inches into the well's required dimensions and must be corrosion-resistant ^{1 2}.
• Window Well Covers: While not always required, covers are highly recommended for safety and to keep out debris. If installed, any cover must be easily opened or removed from the inside without the use of keys, tools, or special knowledge to satisfy egress requirements.

Repair Solutions for Lakewood Homes

The right repair strategy depends on a thorough assessment of the problem. Here are the most common solutions implemented by local professionals.

Fixing Drainage and Leaks

Often, water issues can be resolved without full well replacement. The first step is always to regrade the soil around the top of the well so it slopes away from the foundation ^{3 4}. For water collecting in the well bottom, solutions include:

• Adding a 6-inch layer of clean gravel or crushed stone to improve subsurface drainage.
• Installing or rehabilitating a drain pipe at the base of the well that ties into your home's perimeter French drain system or a dedicated sump pump ^{3 5}.
• Applying high-quality foundation sealants or exterior waterproofing membranes to the joint where the well meets the house to prevent seepage ³.

Addressing Settling and Structural Issues

If the well or surrounding foundation has settled, grading and drainage fixes must come first. For significant settling that affects the window's operation or the home's structure, contractors may use techniques like mudjacking or polyjacking to raise and re-level sunken concrete slabs or foundation sections adjacent to the well ⁴. In severe cases, excavation and reconstruction may be necessary.

Window Well Replacement

When a well is severely rusted, cracked, or otherwise failed, replacement is the best long-term option. The process typically involves:

1. Excavation: Carefully digging out the soil around the old well.
2. Removal and Inspection: Taking out the old well and inspecting the foundation and drainage conditions.
3. Drainage Prep: Ensuring the new base has proper gravel and drain connectivity.
4. New Well Installation: Placing a new, code-compliant well liner. Homeowners can choose from:
   • Plastic (Polyethylene): A cost-effective and corrosion-resistant option, though potentially less durable against impacts.
   • Galvanized or Coated Steel: Very sturdy; modern coatings help prevent rust. Some Colorado providers use non-conductive testing on new steel wells to ensure coating integrity and longevity ⁶.
   • Concrete or Fiberglass: The most durable and often most expensive options, offering excellent longevity and structural strength ^{8 9}.
5. Backfilling and Finishing: Backfilling with gravel and soil, then adding essential accessories like a corrosion-resistant ladder (for wells over 44" deep) and a protective window well cover ^{10 1}.

Cost Considerations for Egress Window Repair in Lakewood

Repair and replacement costs can vary widely based on the scope of work, materials, and site accessibility. Based on regional data:

• Full Window Well Replacement: A complete project, including excavation, a new well, a ladder, a cover, and drainage work, typically ranges from $1,000 to $5,000 or more ^{8 9 10}. The final price depends heavily on the well material (plastic being the least expensive, concrete/fiberglass the most), the depth, and whether new drainage systems are needed.
• Drainage-Only Repairs: Addressing grading and adding or repairing a drain may cost significantly less, but it requires a proper diagnosis to ensure it's a complete solution.
• Additional Cost Factors: Remember to factor in potential costs for city permits, which may be required for structural excavation or altering an egress opening. For projects involving cutting into the foundation, a consultation with a structural engineer may also be advisable ^{8 1}.

Choosing the Right Professional for the Job

Given the structural and safety implications, egress window repair is not a typical DIY project. Look for local service providers with specific experience in basement window well repair, foundation waterproofing, and egress system installation. They should be familiar with Lakewood's specific building codes and the challenges posed by Colorado's soil and climate. A reputable pro will start with a comprehensive assessment to diagnose the true source of the problem-whether it's simple grading, a failed drain, or a compromised well-before recommending a solution.

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