Garage construction issues

[fteufert]

Short background:
My 60 to 80 year old detached garage caught fire in June 2013, insurance dragged a bit, but in early October I hired a contractor to build a 2 car 20x20 with a small loft area. Nothing fancy, but functional. It was built on an existing foundation and pad due to setback issues for which I was grandfathered in.
Frame went up in 1 day, completed with roof within 2 weeks (material issue with metal roof). Contractor hired garage door installer to install door and opener I purchased, which was spelled out in the simple contract.
So the garage door was installed on 12 November. Here are the issues:

1>The rough opening of the garage door is 6'10 on one side, and 7'1 on the other. The door installer did his best, and states it needs to be addressed by the garage builder. I agree.
2>The garage floor was never level, as it is probably 50 years old. The previous door shut on the blacktop driveway, as I installed it that way years ago due to the unlevel floor.
3> The new door does not seat on the concrete. It has a gap of at least 2 inches on one side, which not only lets in cold air, it can also let in water.

After 1 month, the garage contractor still has not addressed the sealing issue. Good thing I have not fully paid for the garage (approximately $6k still owed).

Should the contractor have checked the pad for level before building the garage? He knew my last door closed on the driveway, not the cement.

The fix isn't easy, as the cement needs to be cut and a level pad installed, but I live in Pennsylvania, and it is too cold to address it now.

Any ideas? Thank you

 

[JakeKohl]

One the rough opening ... the 6'10" and 7'1" measurements, I presume these are vertical measurements and your floor is 3" out of level from one side of the door to the other?

If you asked the builder to build a garage on the existing foundation and pad because of the setback issue, AND you ordered the door and so forth, I'm not sure how you can hold him responsible for the old floor being out of level. If the rough opening for the garage door wasn't square / plumb / even, then yeah, he needs to fix that...but I just can't see how he should have done anything differently. You can also look at it this way, if he DID say you needed a new slab at the beginning of the project, you would have had to pay for it then anyway and the cost of doing so is probably the same then vs. now.

One option may be to scab something onto the bottom of the door so that it meets the floor more evenly...not a terribly easy fix and probably something the door manufacturer may not condone but may be a thought to consider.

 

[fteufert]

Contractually I was to buy the door per the contract, and he was required to install it or hire someone. The installer questioned the opening size, stating the builder should have known better, and some simple measurements by the construction crew would have highlighted the issue day 1.
As a side note, they cut the foundation in the wrong spot on day 1 for the side entry door, installed the required outside light so the door swings right into it, and installed the pull down stairs in a place it hits the garage opener.
It is built 16" on center construction with 2x6's, including the attic floor.

 

[6t7gto]

We need pics. You know how we all love pics.

 

[JakeKohl]

Contractually I was to buy the door per the contract, and he was required to install it or hire someone. The installer questioned the opening size, stating the builder should have known better, and some simple measurements by the construction crew would have highlighted the issue day 1.
As a side note, they cut the foundation in the wrong spot on day 1 for the side entry door, installed the required outside light so the door swings right into it, and installed the pull down stairs in a place it hits the garage opener.
It is built 16" on center construction with 2x6's, including the attic floor.

I guess I'm not clear on what was wrong with the opening size. Is it square and plumb? Header level?

 

[upndown]

One word of caution before wasting your time trying to scab 3" to the bottom of your door..It will never open! As your bottom section is going thru the track radius, that 3" piece is going to hit your vertical door jamb.

 

[Mowerpan]

I agree that we need pics but if I understand what you said yes it would have been a good idea for the builder to check the pad to ensure it was level but I don't think he should be responsible for it not being level. Sounds like the easiest way to fix it is cut out the section of concrete where the door seals and re pour as level and blend into the existing pad as needed to make it less noticeable.

 

[fteufert]

That is how the door closed years ago. The contractor measured the garage before it was demolished, and saw where the door closed. On the other end of the door opening, the blacktop is raised about 2 inches. The door closed flush with no issues over the 10 years it was in place.

 

[fteufert]

As for the door opening size, it was higher before, closer to 7 1/2 feet, which allowed the door to be installed further out so it landed on the blacktop. Again, he saw how the tracks were installed, and I bought the same exact door to replace the old one.
And yes, in the spring I will end up cutting out the cement to do it right.

 

[jasong70]

I would cut the slab, form an even curb pinned into the slab or pour a whole New slab inside using the walls as a form and make sure you form the threshold with a slope.

It the blacktop is above the garage floor, whether it seals is irrelevant since the water will migrate pas the seal.

There are lots of solutions... Maybe you should holdback the money for the contractor and hire someone competent.

 

[fteufert]

Thanks. I am in limbo for now.