keep the rain out...garage threshold

[DDLexus]

My garage is getting small amounts of infiltration at the corners along the floor. Leak occurs where the garage door and concrete meet on both sides. The water makes its way into the garage and has soaked my baseboards.

Has anyone installed a rubber threshold that extends the length of the garage door. I've seen this "gasket" that fits on the concrete and make a better seal. Any other suggestions are welcome.

 

[65Stang]

Yup, I know exactly what you are talking about. So far, mine has been small enough that I probably won't worry about it. I also want to be able to sweep/pressure wash the floor and a threshold would make that difficult. Looks like you have more water infiltration that normal.

Here are some products that I had considered.

http://www.autoanything.com/garage-accessories/69A3201A0A0.aspx

http://www.improvementscatalog.com/home/improvements/792924262-garage-door-threshold-seals.html

 

[DDLexus]

Exactly. The products you have listed are what I'm considering. Isn't is crazy that a molded piece of rubber cost over $80!

Anyone tried this stuff?

 

[schulmann]

I had a similar issue in my Garage. It was even more sever in my case. This problem is not easy to solve.

To permanently solve the issue you have to either rise the floor level of the garage or lower the outside ground level. Nothing else will solve the issue. Everything else is a waist of money. In modern houses the garage floor is 2 inches higher than the outside pavement.

One of the solutions that I have been using is Race Deck flooring. It is a perfect solution to cut humidity and hide the little water that infiltrates the garage. I installed it 2 years ago and I am 100% happy.

I also lowered the pavement outside the garage by 1/2 inch on a 3 feet wide section.

Race Deck will really cut the humidity level by 90%. I am telling you this by experience.

The only down side of the Race deck is that it is difficult to jack a car and the cleaning is not easy if you are a heavy duty mecanic (like I am).

Never had any visible water in my garage since 2 years ....

 

[MONGOH53E]

I had the same problem and used the exact threshold that is shown in the links. Got my from Cabelas years ago and now I see it in Harbor freight for alot cheaper. Anyways it works and have not had any water intrusion since I put it down. I also created a little caulk dam at the ends of the rubber threshold next to the door tracks so the water cant sneak around. I use to get a 3tf round puddle when it rained do to a low spot when the concrete was poured back in the 80's. All dry now for last 6 years. Also helps with selaing for te winter. I believe it was worth the money since it stopped the water.

 

[Dragster Racer]

Hot dang! My concrete guy did not put enough slope outward where the door seals, and I have the same problem. I improved it with some grinding, but did not totally solve it. This is perfect. I will check HF first to see what they are like.
Thanks!!

 

[RichardNorman]

One of the solutions that I have been using is Race Deck flooring. It is a perfect solution to cut humidity and hide the little water that infiltrates the garage. I installed it 2 years ago and I am 100% happy.



Race Deck will really cut the humidity level by 90%. I am telling you this by experience.

How does Race Deck cut humidity?

 

[thegarageguy]

We have been selling and installing Tsunami seals for years with great success.Matter of fact, had a client show me a waterline on his garage door, over a foot high and still didn't get water inside.

 

[krisma]

I had a similar issue in my Garage. It was even more sever in my case. This problem is not easy to solve.

To permanently solve the issue you have to either rise the floor level of the garage or lower the outside ground level. Nothing else will solve the issue. Everything else is a waist of money. In modern houses the garage floor is 2 inches higher than the outside pavement.

One of the solutions that I have been using is Race Deck flooring. It is a perfect solution to cut humidity and hide the little water that infiltrates the garage. I installed it 2 years ago and I am 100% happy.

I also lowered the pavement outside the garage by 1/2 inch on a 3 feet wide section.

Race Deck will really cut the humidity level by 90%. I am telling you this by experience.

The only down side of the Race deck is that it is difficult to jack a car and the cleaning is not easy if you are a heavy duty mecanic (like I am).

Never had any visible water in my garage since 2 years ....

I am having this same problem with my garage door/side entry door. The driveway concrete is almost flush with the house slab and I get water in through the garage door and side entry door. My side entry door is the biggest problem since the threshold is completely rotted as well as some of the side frame on the door.

How exactly did you lower your pavement? I fear this too will be my true solution to the problem I'm having. Thanks for the response.

 

[DDLexus]

Did anyone find this product or a similar one at Harbor Freight, Lowes, or Home Depot? I'd like to buy this week before the rain starts again. If you have a link to the item at these stores, please post.

Cheers.

http://www.harborfreight.com/cpi/ctaf/displayitem.taf?Itemnumber=96328
Harbor Freight has a similar product ($36.99 for 16' length)

 

[mmhouse]

I am having this same problem with my garage door/side entry door. The driveway concrete is almost flush with the house slab and I get water in through the garage door and side entry door. My side entry door is the biggest problem since the threshold is completely rotted as well as some of the side frame on the door.

How exactly did you lower your pavement? I fear this too will be my true solution to the problem I'm having. Thanks for the response.

FYI...you can get composite/plastic thresholds and frames now that will not rot. It won't fix the leak but may help with your problem.

 

[bhamb2]

I ran into that problem at a fab shop I used to work at. It was pretty severe we tried the rubber gasket things but they didnt last long between traffic through the doors peeling them up and trying to push a dolly etc. over these bumps isnt easy. We got a concrete saw and cut a 1/4" groove under where the door and floor come together and yhen cut a groove evry 6" or so from the first one to drain it to the end of the slab outside. It worked great!

Hope this makes sense
Later, Ryan

 

[roadster71]

I had a similar issue in my Garage. It was even more sever in my case. This problem is not easy to solve.

To permanently solve the issue you have to either rise the floor level of the garage or lower the outside ground level. Nothing else will solve the issue. Everything else is a waist of money. In modern houses the garage floor is 2 inches higher than the outside pavement.

One of the solutions that I have been using is Race Deck flooring. It is a perfect solution to cut humidity and hide the little water that infiltrates the garage. I installed it 2 years ago and I am 100% happy.

I also lowered the pavement outside the garage by 1/2 inch on a 3 feet wide section.

Race Deck will really cut the humidity level by 90%. I am telling you this by experience.

The only down side of the Race deck is that it is difficult to jack a car and the cleaning is not easy if you are a heavy duty mecanic (like I am).

Never had any visible water in my garage since 2 years ....

Why is it hard to jack the car?

 

[tcianci]

I have had great success by saw cutting the floor about 3 feet inside of the door opening and re-pouring the last three feet of the floor with an angle iron lip installed. We make the lip by welding rebar to the inside of 1x1 angle iron and driving the rebar into the gravel. Now when you pour your floor you can create a 1 inch step between the inside and outside. The garage door sits on the lower step and it acts as threshold and a wind break. Three feet is a rough number, you just need to make the cut far enough back of the opening so that you dont really notice the slight change in the p itch of the floor. I have done whole new floors like this and also the saw cut retro-fits. My oldest install has been there for over 30 years and still no problems and never a drop of water in the garage. The advantage of doing it with a new floor is that you dont have the slight "back-pitch" that you create by raising the floor with the angle iron. The angle iron takes all kinds of abuse and keps the concrete from chipping at the step.

 

[Tech Guy]

I have the same problem both in my garage and shed up north. Haven't addressed the garage door issue yet. But with the shed, it has two double man doors 1 3/4 thick. Standard rubber seals on bottom of doors wouldnt stop driving rain from coming in. I went to HD in the molding department and found a plastic white molding about 1 1/2 " wide. Sloped on one side and straight cut on the other. I closed the doors and mounted it to the floor along the inside of the two doors and right up against it. Sloped side in of course. Siliconed each end where it meets the frame. Keeps the water out and makes it easy to sweep it out using the slope. And its not thick so it hasnt been a trip hazard yet. I'm thinking of trying the same for the garage. No pics-sorry but it looks like the link above. And it was cheap.

 

[cravingspeed]

I have the same problem, unlevel concrete. This sounds like it will work. But I also wash my cars in the garage sometimes. How would you squegee out the water with the rubber threashold in the way?

 

[Garage Flooring]

Most of us who sell a wide range of flooring sell the thresholds. They are designed to work best with a quality garage door seal as well. The Tsunami seal offers a lifetime warranty and they sell replacement seals. BLT just introduced theirs and it is made of the same quality PVC (not rubber) as their mats.

 

[cj7365]

We have been selling and installing Tsunami seals for years with great success.Matter of fact, had a client show me a waterline on his garage door, over a foot high and still didn't get water inside.

I'm flying the BS flag on this one, because if the water didn't come in from the bottom of the door it surely would of come in through the sides, Garage doors are not water proof

 

[gonefirefighting]

Do it once and do it right

cut in a concrete drain

 

[Garage Flooring]

I'm flying the BS flag on this one, because if the water didn't come in from the bottom of the door it surely would of come in through the sides, Garage doors are not water proof

I would tend to agree that Garage Door Thresholds, although highly effective in everyday use should not be advertised as a way to keep the floodwater out. Once water got high enough on a typical door it is going to come through the gaps between the panels themselves or even through the sides.

They are designed to counter flash the existing seal and in doing so, increase resistance to water, but also bugs, dirt, spiders, rodents, etc.

 

[CT2012]

Justin would you recommend the Tsunami seal or the G-Floor? I need 18'.

Would like to support your biz and get a threshold from you as you've been so helpful to me with various questions.

Thanks.

 

[upndown]

DDLexus, i've used the thresholds many times with good success.. Unfortunately it's a buy it and try it item!! Judging by your photo it should work for you. Just make sure to glue it well to the floor!! waters a ***** to stop..

 

[CamarosRus]

I am looking for a "T" shaped piece of transition material that I can drive down into the crack/joint between my garage slab and driveway concrete slab. They are close to flush in height.

I am trying to protect the leading edge of my epoxy flake floor from being damaged.

 

[dcs Inc]

I am looking for a "T" shaped piece of transition material that I can drive down into the crack/joint between my garage slab and driveway concrete slab. They are close to flush in height.

I am trying to protect the leading edge of my epoxy flake floor from being damaged.

http://www.slabgasket.com/index.php

 

[CamarosRus]

Gene, All those slab gaskets pcs are too thick. The crack between my driveway is more like 1/8" - 3/32" inch.
Looking for transition pc (approx 3" wide) to cover crack that stays anchored in place by vert portion facing down into crack

Thanks, Chuck

 

[dcs Inc]

Most all expansion joints are composed with 1/2" material. There is a flat transition strip I had purchased to put between my sample boards when I would do shows. I would have to dig it up on my favorites. Will let you know.

 

[slickgt1]

I'm flying the BS flag on this one, because if the water didn't come in from the bottom of the door it surely would of come in through the sides, Garage doors are not water proof

Actually, I made my own side seals, out of heavy duty door bottom bubble seal. Folded in half, and screwed to the frame. The door squishes the seal between it, and the frame. I have had 10" of water pressed up against the door, with just a few wet spots inside. By the corners. It is all brick, so I don't worry about it, especially since it is so little.

 

[Ksullivan]

I had water intrusion in my garage and I bought a rubber garage door threshold and it basically liquid nails the seal to the ground. I put it in2 years ago and haven't had water intrusion since. Good luck!

 

[CamarosRus]

Still searching for (T-shaped) transition strip between driveway and shop slab, that would have the bottom of the "T" slip/slide/fit down into 1/8" crack/gap between the
two slabs