Problem floor - 100 years old!

[redtail]

So long story short I've got a problematic floor in my garage. I moved into this house about a year ago and have been working on the garage ever since - now I'm at the point that I can start working on the floor.

Problem is it looks to be 3 or 4 different slabs, and as near as I can tell, it's only about 2" thick in most places and sitting right on the dirt - no compacted gravel, no vapor barrier etc. To make things worse, there are no footings whatsoever and the walls of the garage are resting directly on the edges of the slab (which have settled and cracked).

I know it sounds really bad, but I've been able to stabilize the structure and get it looking pretty good inside if I do say so. That said, I realize the floor will never look like some of the smooth epoxy covered floors I see on here, and I am certainly realistic about my expectations. Basically, I'd like it to all be one color and not have any large holes in it!

Anyway, here are a couple photos of the current condition and the problem areas:

Old post hole:

I know the best option would be to just re-pour the slab but that's not an option for several reasons.

So my plan is to rent a pressure washer and blast off all the old paint, patch it up as best I can with concrete patcher, then just paint it with a half decent concrete paint. I know the paint won't be nearly as durable as epoxy, but I'm okay with touching it up every year or 2. Anyhow, does that sound like a workable plan? would I still have to etch such an old slab with acid or would pressure washing be enough?

Thanks, oh and a couple shots of the outside for my inspiration!

 

[c39er]

Cars are real nice....
Floor is real old, thin and ugly-I'd replace it!

 

[Stuart in MN]

Cars are real nice....
Floor is real old, thin and ugly-I'd replace it!

Replacing the floor doesn't sound like a viable option.

To make things worse, there are no footings whatsoever and the walls of the garage are resting directly on the edges of the slab (which have settled and cracked).

I think you're on the right track - as long as the garage structure is stable, patch the floor as best you can and use it.

Nice doors on it, by the way!

 

[redtail]

Replacing the floor doesn't sound like a viable option.



I think you're on the right track - as long as the garage structure is stable, patch the floor as best you can and use it.

Nice doors on it, by the way!

Thanks! I built the doors with my father earlier in the spring. It was a lot of work, but well worth it!

I know replacing the floor would be best, but because of the footing (or lack thereof) situation I would basically have to tear the whole garage down and start from scratch. That would be an option, except the garage sits right on my property line and if I were to tear it down I would have to meet the new code - 5 feet in from each property line - leaving me with a much much smaller garage!

Am I correct in my thinking that an epoxy floor coating would most likely fail due to the uneven surface and moisture under the slab? Or am I totally off base there?

 

[trbomax]

If it were mine I would first remove all the base trim. Then dig or vac all that loose stuff around the walls and in the center,with out disturbing the area under the wall. Then I would screw,not nail, a 2 x6 skirt board all around the inside,flush with the bottom of the bottom plate.Next would be a 4" pour inside the skirt boards,just like a pole barn.The skirt board would now be the base trim,lay a good bead of exterior silicnized caulk around the joint between the top of it and the plaster/drywall.Now you can have an epoxy floor that will hold up,be worthy of those cars,and not have disturbed the existing walls.

 

[Ford12508]

I am not sure how well this could work for you, but would it be possible to jack the garage up, and in doing so keep it exactly where it is while still having a new slab?

 

[joeswamp]

I've heard of situations where people jacked up garages in the air and hand dug footings under the walls, then lowered the structure back down. If you can find someone to do it, you can accomplish this for a whole lot less than buying a new structure. This is what I would do in your case -- it's really the only way to fix it right.

In my area (which was built up before the automobile) there are lots of "car barn" garages built for Model T's -- I had one which I tore down and replaced as I wanted a second story. These garages were typically built without any footings whatsoever, the plates just rested on the ground, and the slab was poured up to the plates. The wood must have been really good and/or treated with something super toxic, because the plates on mine weren't completely rotted (building had lots of other issues though).

 

[jwillis]

I notice you have pavers on the outside of the garage. Why not fill in all of the cracks and crevaces as best as you can and cover the floor with pavers? Take up the trim work first and put in pavers that are only 1/2 as thick as the regular ones. If you can't find them, get a saw, turn the regular ones on their side and cut them in half. If you get a couple of you buddies, you could do it in no time. That is what I would try to do. Good luck...........j willis

 

[LegacyIndustrial]

We have an epoxy resurfacer that could be used to fill the low spots and help level the slab transitions. It won't be perfect but you could get it pretty good.
I would try a (1) gallon kit and see what you think.

Otherwise, it's jackhammer time.

 

[fergus]

Hey,

If you end up thinking about jacking the garage up, see falcon67s post on my thread - lots of useful information there.


http://www.garagejournal.com/forum/showthread.php?t=74942&page=2

I'm thinking I will want to do something about my floor in the future as well...it is also made of three slabs, but they run long ways from the garage door to the back wall. They're also cracked and uneven. Good luck. Keep us posted.

 

[Kingham]

the floor has ..run away fast written all over that.

so if you are looking for a cheap (relatively) quick fix..

1. grind floor as smooth as desired
2. vacuum floor
3. degrease acid etch and rinse thoroughly
4.fill cracks with polymer concrete patch
5.prime floor with proper adhesion product (per thin set manufacture)
6. apply 2 coats thin-set concrete overlay such as finish crete by lyons manufacturing.
sand between coats.

that will get the floor looking like a nice concrete floor.

you can epoxy or stain the floor and clear coat after that...

 

[tyrell2004]

I've heard of situations where people jacked up garages in the air and hand dug footings under the walls, then lowered the structure back down. If

I did this to my whole 1 story house. Dug out more than jacked up. Leveled and poured "up & under" to the sill plate, with new floor and some footing repair.
Original builder had poured slab with no Rebar.