Flooding

What to do if your basement is flooding

  1. If there is water in your basement, shut off the hydro.
  2. Once hydro is shut off, remove the water. This may require the assistance of a wet basement contractor and or restoration company.
  3. Call your home insurance company.
  4. Contact the City of London to report basement flooding. The City will inspect the municipal sewer system to ensure it is functioning as designed.
  5. Contact a plumber or wet basement company. They will be able to give insight to the cause of the flooding.

Report basement or yard flooding

Basement flooding grant program

The Basement Flooding Grant Program is designed to provide financial assistance to property owners to disconnect their weeping tiles from the City’s sewer systems and to install a sump pit and sump pump, and backwater valve.  By doing this, property owners are decreasing their risk of basement flooding.

The following criteria must be met in order to qualify for the Basement Flooding Grant Program:

  1. The property has experienced basement flooding OR is in an area of the City that could be prone to basement flooding.

  2. The property has weeping tiles and they are directly connected to the sanitary or storm sewer.

  3. The applicant must be the owner of the property.

  4. Once approval from the City has been received in writing you may hire a licensed plumber or drainage contractor of your choosing to complete the works.

  5. The work must not have started prior to receiving grant approval in writing.

  6. Must not have other outstanding debts to the City of London.

  7. Must execute an appropriate liability release document.

For further questions about the Basement Flooding Grant By-law, or to find out if you qualify for grant program, please contact Kelly Christensen at kchriste@london.ca or call 519-661-2489 x 4696


Basement flooding prevention

There are many different sources of basement flooding.  Cracks in the foundation, plugged toilets and blocked sewer drains are the most common reasons homes flood.

Properly taking care of your home and yard can help prevent flooding.

  • Throughout the year take a look around your property to make sure the ground is sloping away from your house and downspouts are extended two meters (six feet) away from the house.
  • Inspect your basement walls and floor for cracks and repair as necessary.
  • If you have a backwater valve or sump pump, check they are in good working order.
  • Keep your drains unobstructed. Do not pour grease down the drain or flush objects down the toilet.
  • Ensure that window well lips are at least a few centimeters above the ground surface.
Flood preventative devices

There are many different sources of basement flooding.  Cracks in the foundation, plugged toilets and blocked sewer drains are the most common reasons homes flood.

Properly taking care of your home and yard can help prevent flooding.​​​

Weeping tiles

Weeping tiles are pipes with perforations located underground around the basement foundation.  When it rains, water filters into the ground.  These pipes capture this water and take it away from the foundation walls to prevent groundwater from entering the basement.  Weeping tiles may also be referred to as foundation drains or perimeter drains.

In newer homes built after 1985, weeping tiles are connected to a sump pit and sump pump.  The water is then either pumped to the storm sewer or discharged to the yard. 

In some older homes built before 1985, weeping tiles are generally connected to the sanitary sewer system with some exceptions. The City of London would like to remove all the rain water, groundwater and snow melt from the sanitary sewer system.

For further questions or to find out if you qualify for the Basement Flooding Grant Program, please contact Kelly Christensen at kchriste@london.ca or call 519-661-2489 x 4696

Sump pumps

Most homes in London constructed after 1985 have a sump pit and sump pump in their basement.  A sump pump is a pump that is used to protect the basement from flooding by removing water from around the basement foundation.  The sump pump is usually positioned in a hole in the basement floor. Sump pits and pumps receive water from the weeping tiles around the foundation of the home and discharge to the storm sewer or the ground surface.

When it is raining, it is typical for your sump pump to run more often.

Sump pumps should not discharge to the sanitary sewer system.

Discharging a sump pump to your yard

If your sump pump discharges to the yard there are a few things to consider.

  1. Similar to downspouts from your eaves trough, the sump pump discharge should be directed away from your house, preferably 2 meters (6 feet) from the wall of the house to a grassed area.
  2. Ensure that the lot grading around the house is sloped away from the home to decrease the risk of the making its way back into the weeping tile system or directly into the basement.
  3. Keep in mind that the discharge should not negatively impact neighbouring properties, including City property to comply with the Drainage Bylaw WM-4.
  4. Do not discharge your sump pump to the sidewalk or driveway. During the winter months the sump pump can still regularly discharge water to the ground surface. When the water is directed towards sidewalks and driveways, it will freeze and could be dangerous to anyone walking across it. When the water makes its way to the sidewalk or the road and freezes there is a risk of slipping for both pedestrians and vehicles.

Battery back-up

There is a possibility that during a thunderstorm the hydro to your home may be interrupted or unavailable. Having a battery back-up system for your sump pump will allow the pump to run for a limited amount of time when hydro is not available.

Secondary sump pump using City water

Some residents and businesses may have elected to install a secondary sump pump through a connection to the City’s potable water supply in their homes.  The control valves that operate the secondary pumps should be checked from time to time to ensure they are working correctly.  Some residents have had incidents where large amounts of tap water have passed through the sump and out into the storm sewer or across their lawns.  This water has also passed through the water meter and they are then charged for the water and required to pay the bill.

Setting the float

The sump pump will have a device on it called the float, to let it know the level of water in the sump pit.  When the float reaches a predetermined level, the sump pump starts and pumps the water out of the pit.  The trick is to set the level of the float high enough so your pump isn't running all the time but low enough to be able to handle the water entering the pit.  It may take a few tries to get it where you want.

Test your sump pump

It is a good idea to regularly test your sump pump, especially if it does not run very often or not at all.  Take a bucket of water and slowly dump it into the sump pit.  The sump pump should turn on when the float reaches a predetermined level.  If the sump pump does not come on, "trip" the float to see if it comes on.

Backwater valves

Have you ever had water come up your floor drain in your basement? A backwater valve is a device that can be installed on the internal or external plumbing in your home that prevents water from backing up into your basement.

How does a backwater valve work?

One type of backwater valve has a flap inside it that allows water to flow out of your home, but if water begins to flow into your home, this flap raises blocking the flow from coming into your basement.  There are other acceptable approved valves that also prevent flow from backing up into your basement.  Different valves are suited to different installations.

If your weeping tiles are connected to the sanitary sewer system you must disconnect the weeping tiles prior to installing a backwater valve.

Checking your backwater valve when it is raining

Check your backwater valve when it is raining outside to see if it is closed.  If it is closed, do not use your plumbing in the house, have a shower, or flush the toilet. If the valve is closed, it prevents water from backing up into your home, but it also prevents water from leaving your home too.  Wait until the valve is open again before using any plumbing in the house.

Maintaining a backwater valve

Regular cleaning of the backwater valve is the responsibility of the homeowner.  It is recommended you follow the backwater valve manufacturer's guidelines and recommendations for maintenance of your backwater valve.

Yard flooding

It is normal to have some water on your property during a rain or snow melt event. This water is typically referred to as stormwater. The most important thing is to ensure water isn’t coming into your basement.  Standing water on your own property can occur for several different reasons, soil type, lot grading, time of year, intensity of the rain event and any changes that have occurred on the property that have reduced green space.    

Flooding caused by a neighbour

A flooding concern between two or more property owners is a civil matter and the city cannot intervene, it is up to the property owners involved to resolve the issue.  The City of London is not responsible for flooding concerns between property owners.  If you feel your neighbour(s) has caused flooding on your property, it is suggested that you discuss the concern with your neighbour to come up with a solution that benefits all property owners involved. 

Maintaining lot drainage

Lot grading helps ensure that rain and snow melt flow away your home, and other buildings on your lot. Proper lot grading can prevent ponding of stormwater and reduce the likelihood of wet depressions, damp basements, damp yards and disputes between you and your neighbours.

New subdivisions, generally homes build after 1980, were designed with a lot grading plan which directs stormwater. It is the property owner’s responsibility to maintain their own lot grading. There are things you can do to ensure your property continues to have good drainage:

  • Maintain swales and catchbasins as originally designed.
  • Ensure there is a 2% slope away from your foundation.
  • Keep swales and catchbasins free of obstructions.
  • Talk with and consult with your neighbours about any work you plan to do that could impact drainage in any way.
  • Consult an expert prior to starting any project that could potentially impact drainage.
  • Get a copy of your lot grading plan from the City to help you with the layout of your project.

Practices to avoid:

  • Discharging water from the roof, foundation or yard directly onto walkways, stairs or adjacent properties.
  • Filling a swale with anything that could alter the flow of water (e.g., concrete, asphalt, rocks, soil or woody plants and trees).
  • Raising or lowering the grade of your yard. Changing the grade of your yard could potentially impact the flow of water on your and neighbouring property.
  • Building raised gardens or patios that could potentially impact flow of water.
  • Using materials that prevent surface water from soaking into the ground.

Improving yard drainage:

  • Restore lot grading.
  • Install a rain garden.
  • Install a french drain or soak away pits.
  • Contact a drainage contractor to help with drainage issues.
Catchbasins

Stormwater is collected by catchbasins and drains into the Thames River without prior treatment. When chemicals, oils and waste are disposed  down a catchbasin, it can harm our rivers and creeks.

Maintaining catchbasins

Rear yard catchbasins found in backyards are generally the responsibility of the homeowner to maintain. They are typically at the low point of the property and possibly take flows from multiple properties.  In order to have your rear yard catchbasin function properly, please keep grass, weeds, debris, leaves and leaves from blocking the catchbasin cover. Ensure the area is sloped towards the catchbasin. During an intense rain event, a catchbasin in the road can pond up to 0.3m and a catchbasin in a rear yard can pond up to 0.45m.  Once the storm subsides the stormwater will slowly drain away into the storm sewer.

Catchbasins within the road allowance are maintained by the City of London, but it is still a good idea to make sure the catchbasins in your area have not been blocked with leaves, snow/ice or other debris as long as it is safe to do so. When leaves and debris cover the catchbasin, the stormwater on the road has nowhere to escape and can cause increased ponding on the streets or even make its way onto private property such as the front lawn. 

How you can help

  • If on the road take a broom and safely remove any leaves or debris covering the catchbasin near your home. 
  • If in your yard, ensure water can flow towards the catchbasin and it has not been blocked.
  • Do not pour anything down the catchbasin.
  • Do not put pet and yard waste down a catchbasin.
  • Minimize the use of fertilizers and pesticides on your lawn or garden.
  • Recycle and safely dispose of hazardous waste such as used oil, paint, paint thinners, and batteries.
  • Use eco-friendly salt alternatives for melting ice and snow on your property.
  • Do not release unwanted household fish, game fish, or aquarium pets into catchbasins or ponds.
  • Drain pools and hot tubs only after they are free of chemicals and salt.
  • Use a commercial car wash or wash your car on a grassy area of your property.
  • Check that your vehicle is not leaking fluids.

 

Last modified:Wednesday, October 07, 2020