advice on sunken garage floor

[steveo2155]

Recently bought a ranch home with 2 car attached garage. Garage is 22 x 24. It has settled over the years. There is no floor drain - it almost looks as if when it was built 50 years ago it was poured at a slope so everything would drain down the driveway. Anyways the concrete doesnt have too many huge cracks but it has settled throughout a couple inches. So just a few questions... 1. What are my options and estimated cost for each? 2. Its about as settled as it will ever get so if I leave it as is will it be safe to do normal work in - such as rotate tires change oil etc? Just want to weigh my options - definitely on a budget with this one

 

[duneslider]

Look into concrete lifting, raising, void filling. My dad did it on his driveway and patio and it worked great and I worked in a few houses that had the garages done and it appeared to work fantastic.

 

[Bondo]

Ayuh,.... Mud jackin' is no doubt the Best answer,....

Donno what it'll cost in yer area,...

 

[steveo2155]

Mudjacking or lifting raising a lot cheaper than tearing out and repouring? Also if I went the Mudjacking route could I put in a floor drain and have the concrete slope towards the drain like new construction? and if I decide to just leave it as is would that be a bad choice?

 

[Bondo]

Mudjacking or lifting raising a lot cheaper than tearing out and repouring? Also if I went the Mudjacking route could I put in a floor drain and have the concrete slope towards the drain like new construction? and if I decide to just leave it as is would that be a bad choice?

Ayuh,.... Generally speakin', floor drains ain't used anymore due to codes,....

Pitched out the front door is proper drainage,....

The only way to figure costs, is contact some local talent that's interested in the job,...

 

[CNGsaves]

Lot depends on your location . . . . what are weather conditions there, soil there??

Updated GJ Profile with City/State/Country.

Also, you'll get best advice with PICTURES as they tell a thousand words.

 

[gregtwojeeps]

Recently bought a ranch home with 2 car attached garage. Garage is 22 x 24. It has settled over the years. There is no floor drain - it almost looks as if when it was built 50 years ago it was poured at a slope so everything would drain down the driveway. Anyways the concrete doesnt have too many huge cracks but it has settled throughout a couple inches. So just a few questions... 1. What are my options and estimated cost for each? 2. Its about as settled as it will ever get so if I leave it as is will it be safe to do normal work in - such as rotate tires change oil etc? Just want to weigh my options - definitely on a budget with this one

Don't over think it. It is a garage floor. It has been there 50 years and will be there when you move. Unless it has abnormal water penetration under the foundation or slab, you are right...it has most likely reached bottom. Get Sikaflex caulk and caulk up any cracks that bother you. Enjoy the garage, buy some new tools, a new smoker and don't worry about the floor. Make your garage floor meet your expectations when it is new... in your dream home. Good luck. JMO

 

[steveo2155]

I see what your saying it is just a garage floor - however I do plan on living here awhile and if I finish off the garage it would be nice to have a smooth garage floor to go with it. So if I go the Mudjacking route - the concrete isn't smoothe anymore due to road salt and age what can be done to make it a smoothe surface again?

 

[volleyball]

First you are going to want to put in a drain for cars and then you are going to finish it off which means what, Living space or a fancy garage?
Maybe you'll want a bath with plumbing.
I say live with it now and see where it is a problem. Decide the final plans for the space and then address it. If it has sharp edges, you can grind those down.
Maybe just covering it with racedeck will solve the issue.
Without pics, location and a solid plan of where the space is going means it is tough for anyone to give good advice.

 

[Chopperjake]

I was in a similar situation...40 year old ranch house 22x22 garage with a badly sunken and cracked floor.

I was quoted $2500 for mudjacking and $4000 for a new pour. Like yours the surface of the floor was not in great shape, so I opted for a new floor. It was put in 2 summers ago and I love it.

I can't agree with the guys that are telling you to leave it alone. It drove me nuts from the day I moved in until it was redone. Best 4 grand I ever spent, IMHO! My wife does not agree...

 

[volleyball]

If you go new you can put in footings for a lift.

 

[steveo2155]

That is what I want - nothing fancy - just a nice smooth solid floor to work on. Only reason I wouldnt mind a floor drain is because in winter all the snow and salt would run downhill into garage door causing it to freeze and stick vs into the drain. And that is what I was trying to compare I didnt know if prices between repair and replace were that far apart. I will have to call around and see. Wonder how much I could save by doing the removal and haul away myself...

 

[Kevin54]

Pics would help, but if it's as bad as it sounds, I would forget mudjacking and if you have a proper foundation, tear it out and have a new one poured. It can be busted up and torn out in a days time.

The you will probably need a new base put of gravel, and tamp the **** out of it. Have it sloped to where water won't pool in the corners. If you're capable of doing some of the work yourself, rent a jackhammer and a pull behind compressor that runs off of diesel, and bust it up into small pieces that you can handle and pile up outside, or haul off and dump somewhere. A lot of people want fill for their projects and may even load it theirselves.

Good luck, and post up some pics for all to see.

 

[James-W]

Mudjacking or lifting raising a lot cheaper than tearing out and repouring? Also if I went the Mudjacking route could I put in a floor drain and have the concrete slope towards the drain like new construction? and if I decide to just leave it as is would that be a bad choice?

Where I live you can't have a floor drain in the garage. Well, that's not exactly true, you can have a floor drain but the drain has to go into a holding tank and not into the ground or into the city sewer system. That means the holding tank would have to be pumped out from time to time and I have no idea what that would cost. It may very well be different where you live, but I would check into it before I put a floor drain in.

There are several options open to you, but to my mind you would be better off biting the bullet, busting out the old concrete, fixing whatever is causing the problem, then re-pouring the concrete floor and sloping the floor the right way in order to solve the "water running into the garage" problem once and for all.