Garage Leaking

[Mikesgarage83]

Hey hoping someone maybe had an answer to this or a suggestion.
Bought this home about a year ago. Can’t use the garage because it’s almost impossible to get whatever is leaking off the car paint. Almost looks like limestone. Currently it’s leaking from two specific beams in the garage. The walls have old dry residue of the same substance from before.
PS the roof of the garage was Re done last month completely with absolutely no improvement in the dripping. Any ideas or suggestions of where it’s coming from and how to fix the issue or something that could make it a useable garage for cars. Thanks in advance.

 

[jack stand]

I think it's called efflorescence and concrete (or mortar in a masonry situation) and water have something to do with it.
Sorry I'm not more helpful but now you've got something to gooble.

 

[firebirdparts]

This my not be the answer, but it’s obvious water is running down into the netherworld beside the sidewalk. You need to raise the roof way up above that, but water from the sidewalk itself might still get down in there.

 

[jack stand]

Concrete Efflorescence - Causes, Removal & Prevention - Concrete Network

Efflorescence is a white powder seen on the surface of concrete, caused by vapor migrating through the slab, bringing salts to the surface.

www.concretenetwork.com

 

[firebirdparts]

Was the new roof sloped. It looks like maybe not.

 

[The Cobbler]

efflorescence is the white stuff. I would bet the leak is at the sidewalk area

 

[Big Bad Dad]

I only see one roof drain pipe. Is that all there is? Is it clogged? It looks like that roof could be a pool during and after a good rainstorm.

 

[jack stand]

I'm not a flat or low pitch roof expert, but the picture of the new roof.....
1 seems like it should be one piece of rubber
2 looks like I see sealant or caulking on a seam
3 has a **** ton OF seams

 

[Moss]

If the roof was in poor condition and it was only done a month ago things may have not had a chance to dry yet. It looks like you are in a somewhat cooler climate. Just an idea it might dry up when the warm weather comes.

 

[strutaeng]

It's going to be difficult to find the leak. Could be from the roof, or the roof parapet, or the penetration of the railing on the parapet, roof drain, or the stairs. We can't really tell you.

Likely will require some destructive openings and/or water testing. A roofing/waterproofing expert. Most leaks can be traced to incorrect flashing or terminations, but finding them is almost always a real challenge and expensive.

Where does the roof drain? What is that leader near the stairs? Roof drain?

The roof membrane looks kinda of new. Was the efflorescence there when you bought the house? Did they tell you about the leaks?

Do you walk on that roof and use it as a deck? I see a chair up there. Usually roofs are not designed to be walked on, except for maintenance.

 

[PoorUB]

The drip from the beam seems strange as it just about has to be coming from the roof.

Is is there any ventilation in the garage? Condensation causing the problems?

 

[Garcky]

I've never seen a garage built like that which didn't have seepage and leaks. Is there a solution? I don't know, really. There are many such garages around here. All are damp. Perhaps it's just their nature and the nature of concrete.

 

[firebirdparts]

P.S. since we can see that the brick sidewalk edge is in line with the parapet, that tells you that the sidewalk/roof interface is actually inside the building. I guess it's really not easy to fix any of this. People should not build stuff this way.

Might be a lot more effective to put a roof inside the garage to direct the snot to where you car isn't.

 

[Uncle murph]

Hey hoping someone maybe had an answer to this or a suggestion.
Bought this home about a year ago. Can’t use the garage because it’s almost impossible to get whatever is leaking off the car paint. Almost looks like limestone. Currently it’s leaking from two specific beams in the garage. The walls have old dry residue of the same substance from before.
PS the roof of the garage was Re done last month completely with absolutely no improvement in the dripping. Any ideas or suggestions of where it’s coming from and how to fix the issue or something that could make it a useable garage for cars. Thanks in advance.

Can yo tie the leaking directly to rain showers or is it more random or constant?It could be condensation,I would try running a dehumidifier for a couple weeks and see if it doesn’t go away.

 

[Jacko264]

That new roof is not very good it’s small patches and strips instead of one big sheet
i would have had it fibreglassed my self
graham

 

[Big Bad Dad]

Another new poster dropping a drive by question with no more input, answer to questions, or response.....

 

[PoorUB]

Ryan should require five or ten replies before a new member can post. It would take care a lot of these drive by posts.

 

[BillK]

Another new poster dropping a drive by question with no more input, answer to questions, or response.....

Seems to be happening a lot and not just here. Several other forums I am on have the same thing. Makes you wonder.

 

[BombShelter]

I'd get a bentonite waterproofer over there to inject both sides. Like Garcky said, they all get humid inside when the warm air with moisture sticks to the inside walls but the issue may also be the ground water running towards the river follows the foundation walls and footing, over time it gets porous or hollow and runs through cracks in the walls

The roof is probably fine, did they do the roof wall as well? I'd run a hose on the roof on a dry day and see if it runs any direction.

 

[3baygarage]

It’s a shame because it’s a cool looking design. I don‘t have anything to add other than I hate to see anybody’s roof leaking. I hope things get worked out.