I have a small problem that may turn into a big problem in the future. I was hoping someone could help me figure out a solution before it gets out of hand.
I live in Texas, east of Plano about 20 miles. My shop was built in 2007 by the previous owner of the property. He built it himself except for laying the slab. From looking at the building this is how I believe he built it (minus the roof and car port).
He had a company put down the concrete slab. Then he put up the walls using 2x4 lumber. The frame is attached to the slab with some type of masonry anchor bolts. There is only one base 2x4 directly on the slab. Then he put up OSB on the frame along with a moisture barrier that looks like one of the old woven plastic toe sacks. From this point I cant be sure about how he built the rest but there are bricks about 3 to 4 feet up followed by hardy board the rest of the way. There is also some type of metal flashing angle that is above the bricks and behind the hardy board.
On the north wall there is a door and a small window. This side also has a french drain and the brick starts about 1-2 inches from the ground. The east wall has a window and the brick starts about 3-4 inches from the ground. The french drain also runs down this side too. The south wall has a garage door and a window and the brick is even with the base of the slab and driveway. The garage door does not have the typical lip like most garages I have seen but it closes on a half inch thick rubber piece. The west wall is where the car port is located as well as a door and another small window. The bricks are flush with the slab and the slab is even with the ground but slopes slightly away from the shop. The slop of the land is north to south.
When it rains, water stands on the patch of grass between the carport and the house and sometimes gets a little more than half way up under the carport. When I go into my shop after a rain there is a "river" or puddle of water that stretches from the door on the west wall (which is in the SW corner) to sometimes within in a foot of the east wall. This puddle also runs by the garage door on the south wall which is in the SW corner.
I can not determine how the water is getting into the shop. I replaced the caulk that was below the door and that did not help. It maybe getting in through the garage door but I cant be certain. Some of the guys I have talked to in my area say that the cause is the fact that I don't have a brick ledge so the water leeches through the brick and into the shop. What I dont understand is that water does not stand next to any wall in the shop but still gets in. I have also noticed one spot on the north wall about 6"x6" that was wet. The OSB is starting to look a little dark like water damage next to the door and along the south wall.
Sorry for all the detail but I wanted to make sure I covered everything. If I missed something let me know. Is there any way I can test to see if water is getting in a certain way.
I need to fix this problem before I put up sheet rock and insulation. It does not rain a lot here but when it does this is a big problem If anyone can help I would really appreciate it.
Thanks
I live in Texas, east of Plano about 20 miles. My shop was built in 2007 by the previous owner of the property. He built it himself except for laying the slab. From looking at the building this is how I believe he built it (minus the roof and car port).
He had a company put down the concrete slab. Then he put up the walls using 2x4 lumber. The frame is attached to the slab with some type of masonry anchor bolts. There is only one base 2x4 directly on the slab. Then he put up OSB on the frame along with a moisture barrier that looks like one of the old woven plastic toe sacks. From this point I cant be sure about how he built the rest but there are bricks about 3 to 4 feet up followed by hardy board the rest of the way. There is also some type of metal flashing angle that is above the bricks and behind the hardy board.
On the north wall there is a door and a small window. This side also has a french drain and the brick starts about 1-2 inches from the ground. The east wall has a window and the brick starts about 3-4 inches from the ground. The french drain also runs down this side too. The south wall has a garage door and a window and the brick is even with the base of the slab and driveway. The garage door does not have the typical lip like most garages I have seen but it closes on a half inch thick rubber piece. The west wall is where the car port is located as well as a door and another small window. The bricks are flush with the slab and the slab is even with the ground but slopes slightly away from the shop. The slop of the land is north to south.
When it rains, water stands on the patch of grass between the carport and the house and sometimes gets a little more than half way up under the carport. When I go into my shop after a rain there is a "river" or puddle of water that stretches from the door on the west wall (which is in the SW corner) to sometimes within in a foot of the east wall. This puddle also runs by the garage door on the south wall which is in the SW corner.
I can not determine how the water is getting into the shop. I replaced the caulk that was below the door and that did not help. It maybe getting in through the garage door but I cant be certain. Some of the guys I have talked to in my area say that the cause is the fact that I don't have a brick ledge so the water leeches through the brick and into the shop. What I dont understand is that water does not stand next to any wall in the shop but still gets in. I have also noticed one spot on the north wall about 6"x6" that was wet. The OSB is starting to look a little dark like water damage next to the door and along the south wall.
Sorry for all the detail but I wanted to make sure I covered everything. If I missed something let me know. Is there any way I can test to see if water is getting in a certain way.
I need to fix this problem before I put up sheet rock and insulation. It does not rain a lot here but when it does this is a big problem If anyone can help I would really appreciate it.
Thanks