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166 Dundas St W, Mississauga, ON L5B 2N6, Canada
Erin Mills, Mississauga · L5L · L5N
Planned 1970s–90s streets off Erin Mills Parkway, with Sawmill Creek winding through and big finished basements under most homes.
Answered live 24/7 · Free inspection · No obligation
Know the neighbourhood
Large detached homes built from the 1970s through the 1990s, deep basements, and plenty of ravine-backing lots. Most are finished below grade with drywall, engineered flooring and cabinetry. That is exactly what turns a modest seepage event into a full Class 3 loss.
Roughly from Dundas Street north to Eglinton Avenue, between the Credit River valley on the east and Winston Churchill Boulevard on the west, with Erin Mills Parkway through the middle.
1970s–1990s
Detached two-storeys, semis and townhouse complexes
This was one of Canada's large planned communities, so whole streets were built by the same builders at the same time. That means the same water heater locations, the same laundry rooms upstairs and the same plumbing materials. Townhouse complexes add shared walls and condo corporations to the picture.
Sawmill Creek and several smaller watercourses run through Erin Mills toward the Credit River. The community was planned with storm ponds and greenbelt corridors, so most streets drain reasonably well. Problems come on lots that have settled since they were built or where fences, decks and gardens have changed the original grading. Soils are mostly clay, so water that pools near a wall tends to stay there.
Local conditions
These three conditions decide where we look first on a Erin Mills call, what can be saved and where the drying equipment goes.
More finished square footage below grade than almost any other part of Mississauga. Everything down there is porous, and the loss scope grows with it.
Homes backing onto the Credit valley collect runoff from above. Grading that worked in 1985 has settled a long way since then on many of these lots.
Upstairs laundry rooms and en-suite bathrooms create overhead losses that soak ceilings, walls and the main floor on the way down.
A call we get often in Erin Mills
A call we get often here: a washing machine hose or drain fails in a second-floor laundry room, and water comes through the kitchen or family room ceiling below. In many homes it keeps going down into the finished basement. The owner sees the stain first, not the leak. We trace the water path through all three levels, open ceilings only where readings show moisture and dry each floor in turn.
Through the year
Sump pits on lots near Sawmill Creek run hard in the thaw. Pumps that sat idle all winter fail on the first heavy day.
Water heaters and air conditioning condensate lines in finished basements fail and soak carpet before anyone notices.
Decks and patios built against the house often slope back toward the wall. Fall rain then runs down into the foundation.
Hose bibs and pipes inside garage walls freeze in cold snaps, and the leak shows up in the basement once it thaws.
Most requested here
Large finished basements with carpet and underpad need fast extraction to save what can be saved.
Water Extraction & RemovalOverhead leaks from upstairs laundry rooms soak ceilings and walls across more than one floor.
Structural Drying & DehumidificationTownhouse complexes need work coordinated with the condo corporation when water crosses between units.
Commercial & Condo RestorationBefore it happens
Replace rubber washing machine hoses with braided steel and add a drain pan under a second-floor washer.
Check the slope of decks and patios next to the house, since many were added after the original grading.
Test the sump pump each spring and consider a battery backup if your lot is close to a creek corridor.
Leave access panels around the water heater and furnace in a finished basement so leaks are caught early.
Local questions
Not covered here? Call and ask a restoration manager directly.
(877) 738-2893That depends on your condo corporation's declaration and where the leak started. Usually the corporation's policy covers common elements and your unit policy covers your improvements. We document where the water came from so the property manager and both owners have the same facts.
Most lots along the creek sit above it, but runoff from the trail and slope can still reach the back of the house. Keep window wells covered and make sure the yard drains away from the wall. A working sump pump with a backup matters more on these lots than elsewhere.
With clean water caught early, we can often dry carpet, drywall and framing in place. Underpad usually has to be replaced. With sewer water or water that sat for days, porous materials come out to prevent mould.
Our average arrival in Erin Mills is 45 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.
