Why Basement Windows Leak — and How Window Wells Fix It
A basement window below ground needs a window well: a liner that holds back the soil and gives rain and snowmelt somewhere to go. When the well has no drain, the drain is clogged, or the liner has pulled away from the wall, water fills the well and pours in around the window.
We do basement window well installation in Toronto, plus window well repair and replacement: digging out the well, installing a drain down to the weeping tile, clear gravel, a new liner sealed and anchored to the foundation, and a cover.
Need a bigger opening for an emergency exit? See egress window & wall cutout.
Parts of a Window Well That Works
Drainage
The most important part — water must leave the well.
- Drain pipe down to the weeping tile
- Clear gravel base
- Filter fabric to keep soil out
- Clean-out access
Liner
Holds back the soil and directs water down.
- Galvanized steel or composite liner
- Anchored to the foundation
- Sealed at the wall
- Set above grade so surface water stays out
Cover
Keeps rain, snow and leaves out.
- Clear polycarbonate covers
- Let daylight in
- Removable for egress where required
- Custom sizes
Window Well Liner Options
| Material | Typical cost (material) | Pros | Cons |
|---|---|---|---|
| Galvanized steel | $400 – $800 | Affordable, strong | Can rust over time |
| Plastic / composite | $600 – $1,600 | Rustproof, light | Can flex under heavy soil pressure |
| Custom / decorative | Quoted | Matches landscaping, larger sizes | Higher cost |
Material prices only; installation, drainage and sealing are added in the project price below.
Signs Your Window Well Needs Repair
Water in the well after rain
The drain is clogged or missing.
Water around the window inside
The well fills and water finds the window frame.
Liner pulling away from the wall
Gaps let water run straight down the foundation.
Rusted or bent liner
Old steel wells eventually fail.
Well below grade
Surface water flows straight in.
Leaves and debris piling up
No cover, and a drain that will clog.
How We Install or Repair a Window Well
Inspection
Drain, liner, seal, grading and the window itself.
Written quote
Repair or replacement, drainage and cover.
Excavate
Dig out the well down to the footing drain.
Drain & gravel
Drain pipe to the weeping tile, clear stone and fabric.
Liner
New liner anchored and sealed to the foundation.
Backfill & grade
Soil graded away from the well.
Cover
Cover fitted if requested.
Window Well Repair & Replacement Cost
| Work | Typical price |
|---|---|
| Basic repair (seal cracks, flush drain, minor fixes) | $200 – $600 |
| Window well drainage system | $500 – $1,200 per well |
| Full window well replacement | $1,000 – $5,000 per well |
| Window well cover | $100 – $300 per well |
| Inspection & quote | Free |
Approximate 2026 Toronto prices, not a quote.
Window Well Work
Real Leaquida projects — no stock photos.
Related Services
When Is a Window Well Needed?
A window well is needed whenever soil sits close to, or above, the bottom of a basement window.
Sill near or below grade
If the window sill is less than about 15 cm above the ground, rain and snowmelt reach the frame.
After regrading or landscaping
Raised gardens and new interlock often bury window frames that were dry before.
Rotting wood frames
Soil against the frame keeps it wet; a well gives it breathing room.
New or enlarged windows
Every egress window or wall cutout below grade needs a properly sized well — part of any basement window well installation in Toronto.
Common Window Well Installation Mistakes
Most leaking window wells we repair were installed with one of these problems.
Wrong size
A well that is too narrow or too shallow lets water pool at the sill.
No drain or a blocked drain
Without a drain to the weeping tile or a gravel base, the well fills like a bucket.
Liner not fastened to the wall
A gap between liner and foundation lets soil and water slide in behind it.
Too little gravel
Gravel should sit several inches below the sill so water drains away before it reaches the frame.
Top set at grade
The liner should stand a few inches above the ground so surface water flows around it, not into it.
Ignoring buried services
Gas, hydro and irrigation lines must be located before any digging.
Window Well Repair Services in Toronto
Many wells can be repaired rather than replaced — we tell you which honestly.
Drain clearing
The most common window well repair in Toronto.
- Leaves and silt removed
- Drain tested with water
- Gravel topped up
Re-securing the liner
For wells that have pulled away from the foundation.
- Liner re-anchored
- Joint sealed
- Backfill compacted
Replacement
For rusted, cracked or undersized wells — full window well installation in Toronto.
- Old well removed
- New liner and drain
- Correct depth and width
Covers
Keep out snow, leaves and animals.
- Sloped polycarbonate covers
- Custom sizes
- Egress covers that open from inside
Getting the Size Right
The measurements that decide whether a window well stays dry.
| Measurement | Rule of thumb |
|---|---|
| Top of liner | 5–10 cm (2–4 in) above finished grade |
| Bottom of liner | 20–30 cm (8–12 in) below the window sill |
| Width | At least 5 cm (2 in) wider than the window opening on each side |
| Gravel base | Clean gravel at least 15 cm below the sill, over a drain to the weeping tile |
| Egress windows | At least 550 mm clear in front of the window, and a cover that opens from inside without tools (Ontario Building Code) |
Window Well Problems and How We Fix Them
| Problem | Likely cause | Fix |
|---|---|---|
| Well fills with water after rain | Blocked or missing drain | Clear or add a drain to the weeping tile |
| Water at the window frame | Gravel too high or liner too shallow | Lower gravel, deepen or replace the liner |
| Soil spilling into the well | Liner pulled away or rusted through | Re-anchor or replace the liner |
| Leaves and snow piling up | No cover | Fit a sloped cover |
| Damp wall under the window | Water entering below the well | Repair the drain and seal the foundation wall |
Window Well Questions
How much does window well replacement cost in Toronto?
Typically $1,000–$5,000 per well, depending on size, depth, liner and drainage. Basic repairs start around $200.
Why does my window well fill with water?
Usually the drain is clogged or missing, or the well sits below the surrounding grade.
Should a window well have a drain?
Yes. A drain to the weeping tile with clear gravel lets water leave the well instead of reaching the window.
Do I need a window well cover?
Covers keep out rain, snow and leaves and reduce clogging. For egress windows the cover must open easily from inside.
Can you repair a window well instead of replacing it?
Often — clearing the drain, resealing the liner or regrading can be enough. Rusted or collapsed wells need replacement.
Is a window well the same as an egress window?
No. A window well surrounds a below-grade window; an egress window is a larger window sized as an emergency exit, which also needs a properly sized well.
How much does window well repair cost?
Simple repairs such as clearing a drain or re-securing a liner start from about $200. Full window well replacement in Toronto is typically $1,000–$5,000, depending on size, depth and drainage work.
How deep should a window well be?
The liner should reach 20–30 cm below the window sill and stand a few centimetres above the ground, with clean gravel below the sill and a drain at the bottom.
What size window well does an egress window need?
The Ontario Building Code requires at least 550 mm of clear space in front of an egress window, and any cover must open from inside without tools or special knowledge.
Can you install window wells on a finished basement?
Yes. Window well installation is done from outside, so finished walls inside are not touched unless the wall itself is leaking.
Get a Window Well Quote
Tell us which window leaks. We will check the well and quote the repair or replacement.
Call now — Mon–Fri 7 AM – 4 PM(416) 992-5858Office: 58 Six Point Rd, Etobicoke, ON M8Z 2X2
Email: info@leaquida.ca
Licence No.: P94 4418977 (licensed contractor)