Driveway heaving - options?

[Atrus]

Hey there, GJ!

Had a question on what my options are (I fear there aren't many). We have a house that was built in 2011 - the cement work is about 2.5 years old currently. I've noticed that my driveway is heaving right up next to the garage. If it were sinking, I know I could have it mudjacked, but with it heaving I don't really think I have many options.

On the right side of the 16' door, it's raised up a good 1.5" from the garage floor. On the left side of the 16' door, it's less noticeable, maybe a 5" differential. In the middle of the 16' door, where the saw cut was made, it's dead even as it was when it was poured. The 8' door also looks great, just as it did when poured. Side note - garage floor looks to have remained static with very little settling. It's definitely the driveway heaving.

I can get some detailed pics of the actual issue, but here's the layout:

https://scontent-b-ord.**.fbcdn.net/hphotos-frc3/t1/536676_10100115233134056_1296272875_n.jpg



Anyone experienced this or have any ideas? It's an issue as water now pools up in the garage and can't drain properly. If rain runs down the garage door, it gets trapped in the garage.

 

[APEowner]

It would help us answer question like this if you had your location in your signature.

Lacking that information I'm going to guess that you've got water runoff from the roof of the house near the front entryway/sidewalk area saturating the ground under the driveway that's freezing and pushing the driveway up.

The first thing to do is determine why the ground is unstable (usually do to water/ice), fix the problem and then fix the driveway. Sometimes if you fix the water/ice issue the driveway will go back where it belongs on its own.

 

[readhead]

If you live in snow country I would guess there is a drainage problem. Water is getting under the slab and freezing. Judging by the patch of grass next to the place you are describing that would be my first guess. Does it go down in the summer? What was the backfill material used to prep the driveway?

 

[DIC]

Would that be covered under new home warranty ?

 

[Leaflessshadetree]

I don't see the downspout on the right side of the garage. Does it run underground, away from the building or just dump the water in that corner?

 

[Double J]

I have the same problem. Poor drainage and it appears to worsen every year. After the slab settles back down in the spring, it slopes back just enough that rain water will pool up in front of the door. Pisses me off.

http://www.garagejournal.com/forum/showthread.php?t=53321

 

[LB-1911]

If you live in snow country I would guess there is a drainage problem. Water is getting under the slab and freezing. Judging by the patch of grass next to the place you are describing that would be my first guess. Does it go down in the summer? What was the backfill material used to prep the driveway?

I don't see the downspout on the right side of the garage. Does it run underground, away from the building or just dump the water in that corner?

I'm with these two.

 

[justin1795]

my grandparents had this same issue with there new house. they called a concreate guy first. he said it was a lack of gravel under the driveway. they then called the builder. the builder basically said"you don't expect us to hire the most expensive guys do you" they wouldn't cover it.

 

[Thorold]

Maybe the driveway is fine but the house is sinking ?

 

[Atrus]

It would help us answer question like this if you had your location in your signature.

Lacking that information I'm going to guess that you've got water runoff from the roof of the house near the front entryway/sidewalk area saturating the ground under the driveway that's freezing and pushing the driveway up.

The first thing to do is determine why the ground is unstable (usually do to water/ice), fix the problem and then fix the driveway. Sometimes if you fix the water/ice issue the driveway will go back where it belongs on its own.

Sorry, yes, should have included that. I am located in MI, and you're absolutely correct...that spot of grass is absolutely frozen over this winter. The last couple winters were so mild it wasn't a problem.

I will be taking care of the drainage problem this summer - hopefully it does settle back to normal.

What is throwing me for a loop a little is that the middle of the 16' door is perfect. It's just both sides of the driveway near the 16' door that are heaving, the right side (by the porch) is the worst spot. What I don't understand is why the other side of the 16' door is heaving. If it was something with drainage in that corner too, I'd expect to see some movement by the 8' door as well.

If you live in snow country I would guess there is a drainage problem. Water is getting under the slab and freezing. Judging by the patch of grass next to the place you are describing that would be my first guess. Does it go down in the summer? What was the backfill material used to prep the driveway?

I actually don't know - trying to locate that on the plans/documentation, but I am not seeing anything.

Would that be covered under new home warranty ?

Unfortunately, no. Live and learn - this was our first experience with construction. Ends up the builder has himself covered very well, especially in areas like concrete. Pretty much no warranty. Hindsight is 20/20

I don't see the downspout on the right side of the garage. Does it run underground, away from the building or just dump the water in that corner?

There is a downspout, but looking as it now, it's a terrible design. I think I'll have to rework it in the spring. As you can see in the pic below, the downspout is right in the middle of the gutter run, so with the slope one side is lower than the downspout opening. Also, this faces north, so it really iced up this year.

I have the same problem. Poor drainage and it appears to worsen every year. After the slab settles back down in the spring, it slopes back just enough that rain water will pool up in front of the door. Pisses me off.

http://www.garagejournal.com/forum/showthread.php?t=53321

Thanks for the link - ***** that you have this issue too. Hopefully this will settle back a bit this spring.

my grandparents had this same issue with there new house. they called a concreate guy first. he said it was a lack of gravel under the driveway. they then called the builder. the builder basically said"you don't expect us to hire the most expensive guys do you" they wouldn't cover it.

Yeah, that sounds familiar. I'm not real pleased with our builder. We love the design and layout - we think they are excellent in that regard, and were willing to customize anything we wanted, but their execution lacked in some cases

Maybe the driveway is fine but the house is sinking ?

I am 110% sure it's the driveway. It's no longer level with the walkway to the front door either.


Thanks for the info, guys. Seems like a couple of you have indicated it may settle back down in the spring. I am sure it won't be perfect, but maybe it'll help.

 

[Ross/Kzoo]

I don't have any drainage problems but I do have heaving problems also. Mine is caused by the backfill material under the drive containing too much clay and not enough sand. To solve the drainage problem underground your downspouts and have them daylight farther away from the house. I did that to all 8 of mine.

 

[mikegt4]

I don't have any drainage problems but I do have heaving problems also. Mine is caused by the backfill material under the drive containing too much clay and not enough sand. To solve the drainage problem underground your downspouts and have them daylight farther away from the house. I did that to all 8 of mine.

X2
Those drains are guaranteed to cause problems, they should be run underground and to a point lower than the house. Does water get into your basement?