Sweaty Floor, Trying to Lay out plan to fix

[greg86z28]

Hi all,

I just moved into a new house and I'm trying to get the 2nd garage/"shop" set up. While I'm definitely happy that I have some sort of space for working on stuff, there are certainly many problems with the existing space. The problem I'd like to try and fix is the floor. I'm hoping to come up with a plan. Also, for reference, I live near Madison, WI (so we get cold and humid weather) and our soil type is black dirt/sand.

Ok here are the issues:

First, it's cracked and pitched incorrectly in places (not awful, but it isn't perfect). I can live with that for now.

Second, it sweats. I now realize how a car can rot out even if it spent it's life in a barn. I don't know anything about the construction of the floor (i.e. if it has a vapor barrier or not). It does have a center floor drain which is a buried pipe under/in the concrete that runs out the side of the garage.

Third, some of the joints between the block foundation wall have cracked or have gaps, which allows water to run through and pool inside the garage.

At this point, I don't want to rip out the floor. The garage is too small (~25x20) and I have longer term goals of redoing it into something larger one day. So I'm looking to rehab what I have (which again, isn't too bad).

Here was my thoughts for course of action. Does this seem like the correct plan?
1.) Seal bottom of garage doors with new weather stripping.
2.) Use a product (?) to seal cracks in floor
3.) Chisel out vertical mortar joints between blocks and repoint.
4.) Seal/water tight (?) the joints including the horizontal joint between the slab and blocks.
5.) Cut out asphalt that abuts side of garage.
6.) Make certain the grade is correct on all sides of the garage (sloping away from foundation).

Here are some pictures. Also, I'm surprised that in that one picture the bottom sill of the wall is damp. Can it just be that "moist" in the garage?

Also, please note that in the past week we have went from fairly cold weather to warm and in the 60's, so we are probably ripe for moist air hitting a cold slab = condensation. But I did have this problem off and on last year.

 

[My Old Tools]

Keeping the air moving will help with actual condensation. All of the other issues need fixing, but none of those really address condensation other than lowering the humidity somewhat.

 

[Slowgsr]

Mine used to condensate before I heated it. More so the warm damp air in the spring coming into contact with a still cold floor.

Now that it's heated and sealed there is no issues with moisture.

 

[greg86z28]

Keeping the air moving will help with actual condensation. All of the other issues need fixing, but none of those really address condensation other than lowering the humidity somewhat.

Thanks for the reply Old Tools!

I should also note that our attached garage does not have this problem, but I don't know much about the construction of that either.

As far as air movement, are we talking a few fans? I also don't mind this solution (fans, dehumidifier) if it's just for battling a few of the "bad" days.

 

[DougWil]

I see you have gutters and paving/concrete around the garage.
Where does all that runoff and snow melt off go?

Is that what is partially seeping/flooding into the garage?

 

[greg86z28]

I see you have gutters and paving/concrete around the garage.
Where does all that runoff and snow melt off go?

Is that what is partially seeping/flooding into the garage?

Yes, definitely. It's certainly seeping through the compromised mortar joints between the block foundation. In addition, the left side of the garage is below the level of the asphalt (you can probably see that in the outdoor picture of the garage). The previous owner mounded up a little asphalt to prevent water from running in through the left overhead door.

One of my major plans this summer is to cut back and remove the asphalt that abuts the side of the garage, and possibly from in front of that left overhead door if need be.

The gutters also need work I'm certain (it's on the to-do list).

Thanks for all the advice so far,

Greg

 

[jeepermat]

I used to live in Platteville, and had the exact same issue on my floor.
The first step is to fix all of the drainage issues around your slab, and the mortar joints, this probably isnt where your issue lies, but should be repaired first.
Next step is to make sure the floor is sweating due to humid air hitting the cool floor, and not coming up through the slab, the easiest way to do this is to cover a section of the floor with nearly anything, cardboard, wood, ect. When the floor is sweating remove the cover and see if it is dry underneath, if it is dry then the slab itself is not the issue.
My issue was due to the humid air condensing on the floor, my solution was to keep the building sealed up the best I could, run fans, and a dehumidifier. As soon as I opened the door game over... Instant sweating.
My final solution was to move back to Colorado where there is no humidity!

 

[greg86z28]

I used to live in Platteville, and had the exact same issue on my floor.
The first step is to fix all of the drainage issues around your slab, and the mortar joints, this probably isnt where your issue lies, but should be repaired first.
Next step is to make sure the floor is sweating due to humid air hitting the cool floor, and not coming up through the slab, the easiest way to do this is to cover a section of the floor with nearly anything, cardboard, wood, ect. When the floor is sweating remove the cover and see if it is dry underneath, if it is dry then the slab itself is not the issue.
My issue was due to the humid air condensing on the floor, my solution was to keep the building sealed up the best I could, run fans, and a dehumidifier. As soon as I opened the door game over... Instant sweating.
My final solution was to move back to Colorado where there is no humidity!

We used to live out in CO! Loved it!

Thanks for all the input guys.