Why split-levels clog differently
Split-levels built through Guildwood, West Hill and Highland Creek in the 1960s and 1970s spread their bathrooms across several half-floors. The drains run sideways a long way before they reach the stack, often through a crawl space under the main level. Long horizontal runs with little slope collect grease and hair, so kitchen and bathroom clogs here come back more often than in a straight-up two-storey.
The crawl space
Behind a small hatch on the lower level there is usually a dirt or concrete crawl space holding the kitchen drain, supply lines and sometimes the main shut-off. We go in with knee pads, a headlamp and a moisture meter, checking for dripping joints, sagging hangers and supply lines too close to the cold outside wall.
- Sagging ABS or cast iron runs that hold standing water
- Supply lines frozen near the rim joist in a hard January
- Rusted cleanout plugs we have to cut out and replace
The lowest level and flooding
The family room on the bottom half-level often sits close to the sewer line height. A main-drain backwater valve plus a working sump pump are the two pieces of equipment that keep that room dry once the municipal main overloads during heavy rain.
- Locate the main drain where it leaves the house.
- Cut the floor, install the backwater valve with an access cover.
- Test the flapper, patch the concrete and show you how to open it for cleaning.