Englewood's Master Plan divides the city into an east side and a west side. The west side, it says, is a mix of housing types and smaller-lot single-family neighborhoods, with lots generally between 3,000 and 7,500 square feet. This page is for homeowners in that part of the city, and it focuses on the water questions the plan itself raises.
The West Side is a broad area, not a neighborhood with a fixed border. We use anchor streets that the plan mentions: West Palisade Avenue, Englewood Avenue, Lafayette Place, West Hudson Avenue with Dean and Orchard Streets, and Bennett Road, Armory Street and William Street. If your block is nearby, you are in the right place.
The plan also notes that the R-D and R-E zones on the west side are among the city's most flood-prone. That does not mean any particular home floods. It does mean that drainage, sump pumps and basement water deserve a plain explanation.
West Side at a glance
Smaller lots
The Master Plan says lots on the west side are generally 3,000 to 7,500 square feet. Houses sit closer together than on the east side.
Mixed housing
Between West Palisade and Englewood Avenues, Bennett Road, Armory Street and William Street are zoned for townhouses and apartments but are mostly occupied by one- to four-family houses, according to the plan.
Small business corners
The plan identifies neighborhood commercial clusters at West Hudson Avenue near Dean and Orchard Streets, and at Lafayette Place near Englewood Avenue.
Flood-prone zones
The plan says the R-D and R-E zones allow up to 67 percent impervious coverage and are among the most flood-prone. It also records serious damage from Hurricane Ida at publicly funded housing on West Street.
Why the water usually comes from outside
On a lot where much of the ground is covered by a house, driveway and patio, rain has fewer places to soak in. That is the idea behind the plan's impervious coverage numbers. It is general hydrology, but it explains why basement water is a fair concern for homes on smaller lots.
A sump pump, a floor drain and a working sewer line each handle a different part of that problem. When one fails during a storm, the others can feel the load. Knowing which is which makes a phone call to a plumber more useful.
Which system handles which water
A quick guide for a basement or ground-floor problem. It is a general guide, not a diagnosis of any West Side address.
| What you see | Likely system involved | Where to read more |
|---|---|---|
| Water seeping in at the base of a wall after heavy rain | Groundwater or surface drainage | Basement waterproofing |
| Sump pump that runs constantly or not at all | The pump, its switch or its discharge line | Sump pump installation and repair |
| A floor drain that gurgles or bubbles up | A restricted drain or a stressed sewer line | Drain cleaning and sewer inspection |
| Several fixtures slow or backing up together | The main drain line | Sewer line cleaning |
| A damp wall without recent rain | A supply or drain leak inside the wall | Leak detection |
Sewage in a drain is an emergency. Stop using water and call.
Before a storm: five checks for a ground-floor space
These steps are general and take about ten minutes.
Test the sump pump
Pour a bucket of water into the pit and watch the pump start, discharge and shut off. If you do not have a pump, note where water collects.
Look at the discharge
The pipe that carries water out should end away from the foundation. A blocked or frozen outlet sends the water back.
Clear the floor drain
Remove anything blocking the drain cover. Pour a gallon of water slowly to confirm it flows freely.
Lift what you can
Move boxes, rugs and electronics off a basement floor before heavy rain arrives.
Know the shutoffs
Find the main water valve and the electrical panel. In a flood, never enter standing water that touches outlets.
What this page does not claim
The Master Plan is a city planning document. It rates areas and zones, and it does not say which streets or houses have had a flooded basement. We do not know the plumbing materials in any West Side house either, so we do not guess.
For sewage, treatment is handled by the Bergen County Utilities Authority, and the plan says Englewood has no water treatment or production facilities of its own. For permits, call the Englewood Building & Code Enforcement office at (201) 871-6642, open Monday to Friday, 9:00 a.m. to 5:00 p.m., excluding holidays.
Nearby pages
The city is covered on our Englewood homepage. The township of Teaneck, which borders Englewood to the west, has its own Teaneck page.
East of the downtown, the East Hill area has larger lots and a different set of questions, and the Palisade Avenue downtown has its own page for businesses.
Check a plumber before you hire
New Jersey law says plumbing work must be done by a licensed master plumber. Ask for the licence number, then confirm it with the State Board of Examiners of Master Plumbers, part of the New Jersey Division of Consumer Affairs.
Permit rules vary by job, so ask the Englewood Building & Code Enforcement office before work begins.
West Side plumbing questions
It is a broad area, not a neighborhood with a surveyed border. The Master Plan uses the term for the part of the city west of the downtown, with smaller lots and mixed housing. We use West Palisade Avenue, Englewood Avenue and nearby streets as anchors.
Yes. It is part of Englewood, ZIP 07631. Give your street and the nearest cross street when you call.
Not necessarily. The Master Plan describes zones as more flood-prone, but it does not say that every house floods. If you have had water in the basement, our basement waterproofing page explains what a plumber checks.
Pour a bucket of water into the pit and watch it run. The pump should start, move the water out and stop. If it does not, call and read about sump pump repair while you wait.
Ask the city building department. Permit rules vary by job.
Still not sure what you need? Call the line and describe what you see.