BearsFan315
Well-known member
ok, been reading posts on here and elsewhere on the web about jacking garages and lifting them up. I have a 20x30 garage poured on a slab. 8x7 garage door on short side gable end, then man door on the front corner long side, along with 2 windows on the side, and 2 on the back short wall, PTAC on other side long wall.
Thing to NOTE, I can NOT tear it down and rebuild it, can not enlarge it, etc... due ot the city code my lot has 15 foot setbacks on two sides now. my garage was erected in the 1970's and is 6 foot of side lot line, and 1 foot off back lot line. it is grandfathered in and fine as it sits. IF i tear it down or it falls down i can NOT rebuild it, as it would have to comply with new codes. i do not have any room on my property to build a garage, small city lot. other two sides of yard are 25-30 foot offsets due to corner lot. I have fought with the city for years, been to planning commission, etc... a losing battle and such. i can practically do anything i want to it as long as i do NOT tear it down or remove the roof structure. the garage was originally built as a 20x20 cube, then somewhere a 20x10 extension was added on the rear, matched roofline, etc. then cut a hole in the wall and put in a doorway. also tore out half of old rear wall for access. slabs but against each other no gap.
Here is my issue, bought the house 15 years ago, always had a issues with garage flooding/ taking on water with heavy downpours. seems the slab is about grade level. Years back i graded land around garage and put in a french drain system to assist with controlling water. that has helped a TON. however if we get a torrential downpour water still comes in. it has 8 foot stick walls and the sill plates sit directly on the concrete slab, and due to moisture have rotted out and been replaced at least once in their life. attached is a picture of the wall section where i put in my PTAC.
i am NOT sure of the thickness of the slab, would have to measure. also slab is 2 pieces. one for front section 20x20 rear section 20x10.
Here is what i am thinking:
jack up garage from inside, support walls, doors, etc, jack and crib as i go. lift it high enough to put in 2 block. Put in a new 2x6 or 2x8 sill plate with thru bolts into block and secured in. then drop garage back down on block and bolt in place. then strip and clean floor and pour a 2" or 3" over old floor and slope it towards garage door. the pour would be inside the block and then add in a ramp from the garage door to meet this floor height increase. This would technically give me about 14" additional ceiling height as well as raise floor above grade and keep out water intrusion. i would also seal the block from the outside !! or add in another layer of block and get 22" additional height. main concern is raising floor up and keeping out the water and having a level floor !!
I am open to options, and attached a few pictures and sketches below.
Thing to NOTE, I can NOT tear it down and rebuild it, can not enlarge it, etc... due ot the city code my lot has 15 foot setbacks on two sides now. my garage was erected in the 1970's and is 6 foot of side lot line, and 1 foot off back lot line. it is grandfathered in and fine as it sits. IF i tear it down or it falls down i can NOT rebuild it, as it would have to comply with new codes. i do not have any room on my property to build a garage, small city lot. other two sides of yard are 25-30 foot offsets due to corner lot. I have fought with the city for years, been to planning commission, etc... a losing battle and such. i can practically do anything i want to it as long as i do NOT tear it down or remove the roof structure. the garage was originally built as a 20x20 cube, then somewhere a 20x10 extension was added on the rear, matched roofline, etc. then cut a hole in the wall and put in a doorway. also tore out half of old rear wall for access. slabs but against each other no gap.
Here is my issue, bought the house 15 years ago, always had a issues with garage flooding/ taking on water with heavy downpours. seems the slab is about grade level. Years back i graded land around garage and put in a french drain system to assist with controlling water. that has helped a TON. however if we get a torrential downpour water still comes in. it has 8 foot stick walls and the sill plates sit directly on the concrete slab, and due to moisture have rotted out and been replaced at least once in their life. attached is a picture of the wall section where i put in my PTAC.
i am NOT sure of the thickness of the slab, would have to measure. also slab is 2 pieces. one for front section 20x20 rear section 20x10.
Here is what i am thinking:
jack up garage from inside, support walls, doors, etc, jack and crib as i go. lift it high enough to put in 2 block. Put in a new 2x6 or 2x8 sill plate with thru bolts into block and secured in. then drop garage back down on block and bolt in place. then strip and clean floor and pour a 2" or 3" over old floor and slope it towards garage door. the pour would be inside the block and then add in a ramp from the garage door to meet this floor height increase. This would technically give me about 14" additional ceiling height as well as raise floor above grade and keep out water intrusion. i would also seal the block from the outside !! or add in another layer of block and get 22" additional height. main concern is raising floor up and keeping out the water and having a level floor !!
I am open to options, and attached a few pictures and sketches below.
once i fix the garage will tear up driveway and pour a new one down the road.