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166 Dundas St W, Mississauga, ON L5B 2N6, Canada
Mississauga Valley, Mississauga · L4Z · L5A
Dense 1970s townhouse and apartment communities on either side of Cooksville Creek, just east of the City Centre.
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Know the neighbourhood
1970s townhouse complexes and low-rise apartments around the Cooksville Creek valley, minutes from our Dundas Street base. Density and the creek together make this one of the busiest areas on our board through spring.
Mississauga Valley sits east of Hurontario Street and the City Centre, roughly between Highway 403 and Burnhamthorpe Road East, with Cawthra Road on its eastern side and Mississauga Valley Boulevard running through the middle.
1970s
Condo townhouse complexes and apartment towers
Much of the neighbourhood was built as planned townhouse complexes and apartment buildings around green space along the creek. Many are condominium corporations, so pipes, roofs, grading and drains are often common elements. When water gets in, the corporation, the property manager and the owner all have a part in the decision.
Cooksville Creek runs through a valley in the middle of the community and responds quickly to heavy rain because so much of the land upstream is paved. During major storms, homes close to the valley can take both overland water and sanitary backup at once. The July 8, 2013 storm showed how fast the creek and local sewers can be overwhelmed in this part of the city. Townhouse rows built into the slope also push surface water toward units at the low end.
Local conditions
These three conditions decide where we look first on a Mississauga Valley call, what can be saved and where the drying equipment goes.
The valley running through this community has flooded repeatedly. Properties beside it take overland water on top of sewer surcharge.
Shared laterals and common element drainage mean one blockage affects several units and needs the condo corporation involved the same day.
Original stacks, tanks and shut-off valves across whole complexes, all reaching end of life within a few years of one another.
A call we get often in Mississauga Valley
A call we get often here: after a heavy storm, two or three units in the same townhouse row have water coming up through basement floor drains. The units share a lateral or sit on the same section of sewer, so they all back up at once. We treat it as a sewage loss, extract and clean each unit, and work with the property manager to document which damage falls under the corporation and which under each owner.
Through the year
Rain on frozen ground and snowmelt run straight into the creek valley, and units at the bottom of sloped complexes see seepage at the foundation.
Short, intense storms push Cooksville Creek and the local sewers past capacity, with backup through floor drains in lower units.
Clogged area drains at basement walkouts and patio doors in townhouse rows let water run straight in at grade.
Original copper and galvanized lines in exterior walls freeze during cold snaps, and a split pipe in one unit can soak through to the next.
Most requested here
Storm-related sanitary backup through floor drains is the most common serious loss in this neighbourhood's townhouse rows.
Sewage & Category 3 CleanupMost homes here are in condo corporations, so damage regularly crosses unit lines and common elements.
Commercial & Condo RestorationUnits near the creek valley and at the low end of sloped complexes take overland water during major storms.
Basement Flood CleanupBefore it happens
Ask your condo board whether backwater valves have been installed on the units' sanitary lines and when they were last checked.
Keep the area drain at your patio or walkout clear of leaves and snow.
Store items in the basement on shelving, not on the floor near the floor drain.
Know where your unit's main shut-off is, as some 1970s complexes have valves in shared service rooms.
Local questions
Not covered here? Call and ask a restoration manager directly.
(877) 738-2893Usually both, depending on where the water came from and what your declaration says. The corporation is generally responsible for common elements and its own insurance, while you cover your improvements and contents. We document everything so the property manager and both insurers can see where the damage started.
Usually the sanitary sewer surcharging during a storm, or a blockage on a shared lateral. When several units back up together, it points to a shared line rather than a problem inside your home. The water should be treated as contaminated and cleaned up as a sewage backup.
Many of these complexes are still running original supply lines, valves and drain stacks, and they are reaching the end of their life together. Pinhole leaks and seized shut-off valves are common. If your corporation has a reserve fund study, it should say when replacement is planned.
Our average arrival in Mississauga Valley is 30 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.
