Top Egress Window Repair in West Allis, Wisconsin Ranked

An egress window is a critical safety feature for any finished basement, providing a legal and accessible escape route in an emergency. In West Allis, where seasonal freeze-thaw cycles and heavy rains are common, maintaining these windows and their wells is essential for both safety and protecting your home's foundation from water damage. This guide will help you understand common repair issues, local considerations, and how to connect with qualified professionals in your area to ensure your egress system is secure, dry, and up to code.

Lisbon Storm, Screen & Door

5006 W Lisbon Ave, Milwaukee, WI 53210

Lisbon Storm, Screen & Door is a fourth-generation family-owned window and door dealer located in Milwaukee, WI. They specialize in window and door replacement, repair, and installation, serving both homeowners and trade professionals. Their services include custom ordering and stocking a wide range of windows, doors, and accessories, including sliding glass doors, egress windows, storm windows, and various door types. The company also offers custom cut glass, plexiglass, and screens, along with hardware and molding to complete renovation projects. Lisbon Storm, Screen & Door has been serving the Milwaukee area and beyond for over 50 years, partnering with certified installers and providing a workmanship warranty on installations.

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Common Egress Window Problems in West Allis

Egress windows and their accompanying wells are built to last, but they face constant exposure to the elements. In our local climate, several specific issues tend to arise, requiring prompt attention to prevent more serious structural or water problems.

Persistent Leaks and Water Intrusion This is the most frequent complaint among West Allis homeowners. A window well that fills with water isn't just a nuisance; it can lead to basement flooding, mold growth, and foundation damage. The primary culprit is almost always inadequate drainage ^{1 2}. Over time, debris can clog the gravel base, or the well may have been installed without a proper drain connection. Wisconsin's freeze-thaw cycles exacerbate the issue, as trapped water freezes, expands, and can crack the well liner or create gaps around the window frame ^{1 3}.

Settling and Structural Shifts The soil around your foundation naturally settles, and this movement can be pronounced with seasonal temperature changes. When the ground beneath or around a window well settles unevenly, it can pull the well away from the foundation, creating gaps. These gaps allow water and soil to enter, compromising the seal and the structural integrity of the installation ^{4 3}. You might notice the window becoming difficult to open or close, or visible separation between the well and your home's exterior.

Corrosion and Rust in Metal Wells Older homes in the area often have window wells made of corrugated metal. While durable, these wells are susceptible to rust, especially at seams and where scratches in the coating expose the bare metal. Once rust begins, it weakens the metal and creates holes, allowing water to seep through directly into the space between the well and the foundation wall ^{5 6}.

Diagnosing and Repairing Specific Issues

Addressing egress window problems starts with a correct diagnosis. Here's a closer look at the repair approaches for the common issues you might face.

Fixing a Leaky Window Well

Stopping water intrusion requires a systematic approach to manage drainage effectively:

• Clear Debris: The first step is always to remove leaves, dirt, and other blockages from the well and its drain cover.
• Improve the Gravel Base: Ensuring there is a sufficient layer (typically 6-12 inches) of clean gravel at the bottom of the well allows water to percolate down quickly ^{1 2}.
• Install or Repair Drainage: For chronic issues, the solution often involves installing a new drain. An exterior drain (like a French drain) can be dug around the well's perimeter and connected to your home's weeping tile system to carry water away ^{1 3}. Alternatively, an interior drain can be installed at the bottom of the well and piped directly to your sump pump pit ².
• Seal Gaps: Any cracks or gaps between the window frame, the well liner, and the foundation must be sealed with a high-quality, waterproof sealant designed for below-grade applications ⁴.

Correcting Settling and Alignment Problems

Repairing a settled well is more involved, as it typically requires excavation:

1. Excavation: The area around the well is carefully dug out to fully expose the problem.
2. Re-leveling: The well is repositioned to sit flush against the foundation and on a stable, level base.
3. Backfilling: The area is backfilled with gravel (not soil) to promote drainage and prevent future settling. The gravel should be compacted in layers for stability ^{4 3}.
4. Resealing: Once aligned, the entire seam where the well meets the house is sealed thoroughly.

Repairing or Replacing a Damaged Well

For a rusted or cracked metal well, or a plastic well that has become brittle and broken, you have two main options:

• Patch and Seal: For minor rust spots or small cracks, a repair may be possible. The area is cleaned, treated with a rust converter, and covered with a waterproof patching compound or sealant ^{4 5}. This is generally a temporary fix.
• Full Replacement: For extensive damage, replacement is the most reliable long-term solution. The old well is removed, and a new, code-compliant well made of durable plastic, fiberglass, or concrete is installed. Modern materials are far more resistant to corrosion and cracking ^{5 6}.

Understanding Wisconsin Egress Window Code Requirements

Any repair or replacement work must adhere to local building codes, which are based on international residential codes for life safety. Key requirements for a legal egress opening in Wisconsin include ^{7 8 9 10}:

• Minimum Opening Size: The clear, unobstructed opening of the window itself must be at least 5.7 square feet (often simplified to 5 sq. ft. for ground-floor bedrooms).
• Minimum Dimensions: The opening must be at least 20 inches wide and 24 inches high.
• Maximum Sill Height: The bottom of the clear opening (the sill) cannot be more than 44 inches above the finished basement floor.
• Well Size and Access: The window well must provide adequate space for the window to open fully. If the well depth is more than 44 inches, it must contain a permanently installed ladder or steps for safe exit ^{8 10}.

The Egress Window Repair Process: What to Expect

When you hire a professional for egress window well repair or replacement in West Allis, the process typically follows these steps to ensure a durable, code-compliant result:

1. Assessment and Estimate: A contractor will inspect the problem, identify the root cause (drainage, settling, material failure), and discuss your options, providing a detailed estimate ^{11 12}.
2. Excavation: The area around the existing well is excavated to expose the foundation and allow full access for repairs ^{1 13}.
3. Foundation and Drainage Work: This critical step addresses the source of the problem. It may involve sealing foundation cracks, repairing or installing new drain tile (weeping tile), and creating a proper gravel base ^{1 3 13}.
4. Well Installation or Repair: The new well is positioned and secured, or the existing well is repaired and re-secured.
5. Waterproofing and Backfilling: All seams are sealed, and the area is backfilled with gravel for optimal drainage ^{4 11}.
6. Finishing: The window is reinstalled or adjusted, safety features like a ladder are added if needed, and the exterior landscaping is restored.

Cost Considerations for Repair and Replacement

The cost to address egress window issues in West Allis varies significantly based on the scope of work. Simple repairs like clearing a drain or applying sealant may cost a few hundred dollars. However, more comprehensive solutions have a wider range ^{5 6 11}:

• Window Well Replacement: The total cost to replace a damaged well typically falls between $1,000 and $5,000, with an average around $2,200. This wide range depends on:
  • Materials: Plastic wells are generally the most affordable, while fiberglass and concrete offer greater durability at a higher price point ^{5 6}.
  • Labor: Excavation, disposal of old materials, and installation make up about half of the total project cost. Complexity of drainage work is a major factor ^{11 12}.
  • Permits: Your contractor will usually handle any required local permits, which are factored into the project cost.
• Financing and Estimates: Reputable contractors understand this is a significant investment. Many offer financing options and will provide a free, detailed written estimate after an inspection, ensuring you have a clear understanding of costs before work begins ^{11 12}.

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