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166 Dundas St W, Mississauga, ON L5B 2N6, Canada
Clarkson, Mississauga · L5J
Lakeshore Road's village strip, wooded streets running down to Rattray Marsh, and homes on lots shaped by Sheridan Creek.
Answered live 24/7 · Free inspection · No obligation
Know the neighbourhood
Close to the lake and to Rattray Marsh, holding a mix of post-war homes, 1960s builds and newer infill. Mature trees line every street, which is good for the neighbourhood and hard on the drainage running underneath it.
In the city's southwest, centred on Lakeshore Road West and Southdown Road, from Lake Ontario north past the QEW, with Lorne Park to the east and the Oakville border to the west.
1940s–1970s, with 2000s infill
Bungalows, split-levels, side-splits and newer custom builds
Many original bungalows have been torn down and replaced with much larger homes on the same lots. The new houses often have deeper basements than the neighbours, which changes how groundwater moves on the street. Older split-levels have lower floors only partly below grade, with framing close to the ground.
Sheridan Creek runs south through Clarkson and empties into Rattray Marsh before reaching the lake. Land near the marsh and creek stays wet, and the soil holds water for a long time after rain. South of Lakeshore the ground is flat and close to lake level. North of the QEW the land is higher and drains faster, so most groundwater problems are on the south side.
Local conditions
These three conditions decide where we look first on a Clarkson call, what can be saved and where the drying equipment goes.
Groundwater sits high across most of Clarkson. Weeping tile that silted up decades ago cannot move the volume a wet spring delivers.
The tree cover here produces more root-blocked laterals than anywhere else we work. Repeat backups point to a line problem rather than a capacity problem.
Split levels move water between floors in ways a standard two-storey does not. A main-floor failure often reaches two levels at the same time.
A call we get often in Clarkson
A call we get often here: an older split-level where the family room is half a level down, and the carpet is wet along the outside wall after a few days of rain. The framing sits only slightly above the soil outside. Water gets in through the sill or a low window. We pull the carpet back, check the bottom plate and lower drywall and dry the space while showing the owner where grading has settled.
Through the year
High groundwater near Sheridan Creek and the marsh means sump pumps run for weeks. Older pumps burn out under the load.
Heavy storms back up older laterals blocked by roots from the large street trees. Floor drains are the first place water appears.
Thick tree cover fills eavestroughs fast. Overflow drops water beside low split-level walls.
Older bungalows with crawl spaces and uninsulated rim joists freeze pipes in cold, windy weeks off the lake.
Most requested here
Root-blocked laterals under tree-lined streets cause repeat backups through floor drains.
Sewage & Category 3 CleanupHigh groundwater near Sheridan Creek and the marsh floods lower levels in wet seasons.
Basement Flood CleanupLower levels of split-levels sit close to damp soil, so small leaks often lead to mould.
Mould RemediationBefore it happens
Have your lateral camera-inspected every few years if a large tree stands between your house and the street.
On a split-level, keep soil and mulch at least 15 cm below the siding and sill along the low side.
If a new, larger house was built next door, watch your basement in the next few wet seasons for new seepage.
Insulate the rim joist and crawl space pipes in older bungalows before winter.
Local questions
Not covered here? Call and ask a restoration manager directly.
(877) 738-2893Groundwater is higher in that part of Clarkson, but a basement should not be wet. A working sump pump, clear weeping tile and good grading usually keep it dry. If dampness keeps coming back, we can find where it enters and dry it properly.
It is possible. New grading, a deeper foundation or new downspouts can send more water toward your lot. Take photos and note when it started. We can document the damage and moisture for your insurer or a discussion with the neighbour.
Split-levels have rooms half a level apart, so water spreads sideways and down at the same time. A leak on the main floor can reach both the lower level and the basement. We check every level with moisture readings so nothing is missed.
Our average arrival in Clarkson is 40 min from the Dundas Street West base in Cooksville. A restoration manager answers live, 24 hours a day, and sends the nearest equipped truck while you are still on the line.
Next door
Every hour counts
Drywall wicks moisture upward at roughly 1 inch (2.5 cm) an hour, and mould takes hold inside 24 to 48 hours. Call now and a certified crew reaches your street tonight.
