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166 Dundas St W, Mississauga, ON L5B 2N6, Canada
Lakeview, Mississauga · L5E
Wartime and post-war homes on small lots between the QEW and the lake, with new rebuilds going up on almost every street.
Answered live 24/7 · Free inspection · No obligation
Know the neighbourhood
Some of the oldest housing stock in Mississauga, largely 1940s and 1950s, running down toward the lakefront. Original laterals, high groundwater and small lots define it. This is where we most often find the failure sits in the line, not the storm.
Lakeview runs along Lake Ontario in southeast Mississauga, from the Etobicoke Creek at the Toronto border west toward Port Credit, and from the lake north to the QEW. Lakeshore Rd E is its main street.
1940s–1950s, plus recent rebuilds
Storey-and-a-half wartime homes, bungalows and new infill houses
Many of the original homes were built for workers at the wartime munitions plant on Lakeshore. They are small, with shallow basements that were often finished later. More and more of them are being replaced by much larger houses, so a single street can have an 80-year-old cottage next to a brand new home with a deep basement.
The land drops gently toward the lake, and the Etobicoke Creek runs along the eastern edge. Close to the shore, groundwater sits only a few feet below the basement floor in wet seasons. A new home with a deeper basement can change how water moves under the lots on either side. Older homes next to a rebuild sometimes start seeing water where they never had it before.
Local conditions
These three conditions decide where we look first on a Lakeview call, what can be saved and where the drying equipment goes.
Clay laterals dating to the original build, frequently carrying root intrusion and settled sections. Backups here repeat rather than happen once.
Groundwater sits high across the south end. Any crack in a foundation wall becomes an active seepage point through a wet spring.
Limited space between houses leaves surface water nowhere to go except toward a foundation. Downspout discharge placement matters enormously here.
A call we get often in Lakeview
A call we get often here: an older bungalow that stayed dry for years, now taking water along one basement wall. The lot next door was just rebuilt with a deeper foundation and new grading. Surface water and groundwater have found a new path toward the older house. We dry it out, find the entry point and explain what the grading or drainage needs to change.
Through the year
Older homes with little insulation and pipes in outside walls freeze in cold snaps, especially when wind comes off the open lake.
The water table rises close to the shore. Floor cracks and the wall-floor joint seep for weeks, not just during a storm.
Big summer storms push water down from the higher ground north of Lakeshore. Low spots near the creek flood first.
Old clay laterals with root intrusion start backing up as rain picks up. Slow drains are the warning sign.
Most requested here
Shallow basements finished years after the original build take damage from groundwater, backups and surface water alike.
Basement Flood CleanupOriginal clay laterals with roots and sagged sections cause backups that come back again and again.
Sewage & Category 3 CleanupHigh groundwater keeps lower walls damp, so mould behind finished basement walls is common in older homes.
Mould RemediationBefore it happens
Keep a working sump pump with a battery backup if your home is close to the lake.
If a neighbour is rebuilding, watch your shared side yard for new grading or drainage that sends water your way.
Have the original clay lateral inspected with a camera before finishing the basement.
Extend downspouts at least two metres away from the house, since side yards here are narrow.
Local questions
Not covered here? Call and ask a restoration manager directly.
(877) 738-2893It can be. A new house with a deeper foundation and different grading can send water toward your lot. We document where the water is entering and what the grading looks like. That gives you something concrete to take to the neighbour, the builder or the city.
Yes, it is worth checking. Ongoing dampness close to the lake usually means groundwater coming through the floor or the base of the wall. Over time it can cause mould behind finishes and damage stored items. We take moisture readings and tell you where it is coming from.
Move valuables up off the basement floor, make sure the sump pump is running and keep the floor drain clear. If water starts coming in, turn off power to the basement only if you can reach the panel safely and stay dry. Then call us, and photograph everything before cleanup starts.
Our average arrival in Lakeview is 35 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.
