What the housing looks like

The blocks between Downing Street and University Boulevard around the park hold a broad range of early twentieth-century houses: two-story Denver Squares, Craftsman bungalows, Tudor revival homes and brick cottages. Lots are often somewhat larger than in West Wash Park, and many houses have been expanded with rear additions or pop-tops, while others have been replaced entirely with large new homes.

For water damage, the most important pattern is the basement. In older houses here, basements were built as utility space, then finished over time into family rooms, guest suites, offices and home gyms. In new houses, the basement is often finished from the start with bathrooms, bars and media rooms. Either way, a lot of value now sits below grade, close to old sewer laterals and in some cases close to a sump pump that has to keep running.

Streets near the park are lined with large mature trees. Those trees are a big reason people want to live here, and they are also a constant source of leaves in gutters and window wells and roots near clay sewer joints.

Typical water risks on this side of the park

Housing era
Mostly early 1900s to 1930s originals, plus many recent rebuilds
Top basement risk
Sewer backup through the floor drain in older homes; sump failure in newer ones
Upstairs risk
Second-floor bathroom leaks in Denver Squares and pop-tops
Exterior risk
Leaves in gutters and wells; ice at roof seams on additions
Building department
City and County of Denver (Community Planning and Development) for permits
Water utility
Denver Water

Worth doing for an east-side Wash Park home

  • If the house is pre-war, get the sewer lateral scoped and keep the footage, especially with big trees in the parkway.
  • If the house is a rebuild, find out where the sump pit is, test the pump each spring, and consider a backup pump.
  • Map what is behind the finished basement walls before anything goes wrong.
  • Check roof seams and valleys where additions meet the original house after big snows.
  • Confirm water backup coverage limits match the value of your finished basement.
  • Keep basement storage off the floor and away from the utility corner.

Questions to ask when work is needed here

  1. Does the restorer have experience with both older masonry basements and new deep basements with sump systems?
  2. Will rebuild work after drying need a permit from the City and County of Denver, and who will pull it?
  3. If the street tree is near the sewer line, has anyone checked with the city about work near its roots?
  4. Are there any historic designation rules on your block that affect exterior repairs? Check with the city's landmark preservation staff if you are unsure.
  5. How will equipment and debris get out of a basement with a narrow original stair?
Map of Washington Park. It shows an area, not an office or a job site.

General information for Washington Park, not a quote or professional advice. In an emergency, call 911.