Water coming into garage from driveway

[siggy_freud]

Hey all,

Hope this is the right section. We just moved into our new home about 2 months ago. We live in Oregon, and the rainy season is just kicking off. I noticed after some pretty heavy rain today that water likes to make it's way into the garage. I wondered, with this being new construction, if this is a fault that should be corrected under warranty. Not sure what the code (if any exist) states on the slope of the garage. It's not coming in very far, but it certainly is coming in. Here are a few photographs:

To me, it seems like it should completely slope away from the garage, but it's looking like it actually has a low point where once water gets in, it pools.

Anyone have any recommendations on how to approach this. If it's an actual, legitimate construction fault I'd like to ask the builder to fix it, even if that means installing a weeper drain or something.

Thanks all, and cheers!

 

[K'ledgeBldr]

The first thing I noticed is there's no "door well". The garage slab would have an approximately 3/4" dropped area specifically for the door to lower into. This usually prevents this type of water infiltration.

There are specific code requirements for the garage slab itself- but not necessarily for the drive. However, any competent builder/ concrete flatwork contractor SHOULD KNOW to slope the apron of the drive at the garage away from the structure. And it is usually pitched to one side or the other depending on general topo.

So, the short answer- I think you have a legitimate complaint. Getting it actually corrected correctly...
well?

 

[siggy_freud]

Thanks Kledge,

I would have figured the door would lower a bit past the start of the garage slab to create a better seal. I really don't want to have to drive over a 1-2" rubber barrier, so perhaps I'll do some more research and then contact the builder.

Here is a picture with the door open. You can see the line for the bottom of the door. The lip for the slab is a few inches past that. Perhaps in most areas this would be enough to keep water out, but this is Oregon. We get rain 8 months straight!

 

[K'ledgeBldr]

That setup would never fly here in the ATL.
I'm pretty sure the "door well" has been discussed here before on past threads- and I'm sure there's probably a pic or two posted also.

 

[siggy_freud]

More heavy rain overnight and was greeting with this in the AM. I thought MAYBE the previous water was entering when I would open and close the door from driving in, but there is definitely more water in there now than last night when I snapped the previous photos.

 

[CNGsaves]

Only solution is try an oversized heavy-duty rubber seal at bottom of door . . . OR . . . more severe solution is glue rubber seal on concrete that will seal with garage door.

Yes, on brand new house I'd have this paid by the builder. Surely you have a 1 yr warranty . . . right ??

Post up more pics from outside of garage to give perspective on overall slope and how much water is really hitting the garage door.

Do you have proper gutters that drain away water??

 

[siggy_freud]

We do have proper gutters that go straight into storm drains. We also have a 1yr warranty. What about addressing the pooling of water inside. Shouldn't the slope continue all the way outside the garage to carry water away. The fact that it pools via a lowspot about 1' from the door concerns me, and doesn't seem right, although I am no construction expert.

Here are some photos of the outside.

 

[pattenp]

Check your local building code, it should require the floor to be pitched towards the door. Place a level on the floor and check the pitch. Looks like the floor may be flat.

Edit: If the water ponds up high enough to force it that far into the garage you need to get them to fix the grade or add a length of surface drain across the front to carry off the water.

 

[upndown]

I'd say that's a little more than a little! Contact your builder, show him some pictures and see what he has to say, then proceed from there. Someone other than you is responsible for that mess! Good luck..

 

[wmartin]

The drain smells like the best answer.

You have to give water somewhere easier to go rather than trying to block it.

 

[Zeke]

The drain smells like the best answer.

You have to give water somewhere easier to go rather than trying to block it.

Most intelligent answer regarding water intrusion issues ever.

I have to cry boo hoo if the OP doesn't want to drive over a small sealing strip. Then again, the misalignment of the concrete joints and the bird baths inside are examples of very poor work which is typical of building these days.

Have a strip drain installed to a gravel basin or the existing drain system.

 

[c4cruiser]

We do have proper gutters that go straight into storm drains. We also have a 1yr warranty. What about addressing the pooling of water inside. Shouldn't the slope continue all the way outside the garage to carry water away. The fact that it pools via a lowspot about 1' from the door concerns me, and doesn't seem right, although I am no construction expert.

Here are some photos of the outside.

You didn't say what part of Oregon you live in, but you may expect to see freezing temps, ice storms and snow at some point. I would be very concerned about that gap between the driveway and garage floor. If water gets in there and you get freezing temps, you could see cracking or heaving of the slab.

The garage floor should have a slope (something like 2" in 20'??) that would cause water to run out of the garage. That can be checked with a string and level or a laser.

I think what you need is a drain in front of the door and the gaps in the slabs should be sealed to prevent water from getting under them. While rubber seals may work, that's a sort of a stopgap solution. Also if water is trapped around a raised seal and it freezes, you may have a problem getting the door open without tearing something.

Letting water sit in the garage can can create dampness and that can lead to mildew and possible mold problems. I think the problem should be solved by the builder. Quickly.

 

[nehog]

Pictures look exactly what mine look(ed) like before I fixed it.

http://www.elitegaragefloors.com/garage-thresholds-door-seals/

It took a bit of work to seal the 'ends' to the building but the result has worked 100% and I'm happy with the result. I found that much of my water came from rain that ran down the doors due to wind blow. No sloping of the drive could fix that.

 

[2funcycles]

I installed Storm Shield on my shop floor years ago, problem solved. Floor pitch was not the problem. A good hard driving rain would push the water under the seal on the Wayne Dalton door. The product holds up well as I have abused it.

 

[siggy_freud]

I have to cry boo hoo if the OP doesn't want to drive over a small sealing strip.

My concern isn't so much the driving over it part, it's just that it seems like a sealing strip in this case would be the band-aid fix, and not the proper approach. That, and as someone mentioned, I'd be afraid of water freezing and creating a nice tight seal between by door and the floor.

I'll go take a level to the floor in that area and see what it's doing. I've filed a warranty ticket for a couple items and included this, and will keep all the pictures.

I think there are actually two issues at play here:

1. The water getting into the garage in the first place.
2. The water staying pooled inside once it's there.

Yes, if I fix #1 and prevent water from getting in the second won't be as much of an issue, but when pulling a rain-drenched car in it would be nice if the runoff properly moved away from the garage, rather than pooling at the tail end of the car about 1 foot from the door.

I appreciate everyone's help on this!

 

[siggy_freud]

Here are a few photos of a level at the garage door. Clearly at the end it's sloped to drain INTO the garage. Whoops .

First shot is for better reference of where the level is:

Here is the level closer up:

 

[Pluribus]

What's the pitch direction of the section of driveway outside? I ask this because I see a lot of water on the outside skin of the garage door. That makes me wonder if you're getting wind driven rain against the door that runs down to the slab and then on to the garage floor (portion outside door) which is pitched toward the inside. It looks like there is a slight height difference where the driveway is lower than the garage floor, so unless there is a puddle forming there, water shouldn't be coming from the driveway.

 

[joes169]

That's not acceptable in my professional opinion. The "typical" pitch on a garage floor has been discussed here in the recent past. Many believe that a fraction of a percent of pitch is sufficient, but this is what happens when when a fraction of a percent of pitch is used and the concrete finishers are anything short of perfect. A little more overall pitch on this garage slab and you likely wouldn't be here asking this question........

 

[joes169]

And, I can't see anything short of tearing out and replacing at least the front half of that floor, with adequate pitch this time, as a long term resolution. More than likely, the whole floor will need to be replace to get adequate pitch on the entire floor..........

 

[siggy_freud]

The driveway pitches away from the garage (though I need to check the part right against the door. I agree that it looks like a LOT of water is coming from wind-driven rain, so to keep that out perhaps I need to look into the garage seal strip. However, I'd like to get the pitch addressed. I'd be happy with a few feet of drain on the inside of the garage frankly, if that was a viable option. Would probably be less-invasive than a full re-pour.

 

[Zeke]

There are some severe rules about drains inside the garage. I know CA doesn't like it and I be OR is the same. In fact, it should be a part of the IBC. The ideal fix is to saw cut the drive at the garage slab and install the trench drain. The only water that will get under the door is that which is blown against the door and washes down the face to the bottom. As I said (or tried to in my sarcasm), put a low profile seal there.

Be aware that some slabs can be post tensioned. It will say on a label in the garage if it is. If not, which is more likely, you can drill a 1/2 hole at the center of the bird bath. That's usually enough to drain a few ounces.

Now if you're in freezing territory, I will defer to others about that. Might not want water under your slab. Around here, it wouldn't make any difference.

Agree about sealing expansion joints so no water goes under the drive. If you install the trench drain, make sure it too is sealed so all the water leaves the area.

 

[alwaysFlOoReD]

Couldn't someone grind a slope directly under the door and then seal with epoxy? It looks like that might prevent wind driven rain from running in.

Richard

 

[BillK]

Just wanted to add that the "door well" some of you mentioned must be a regional thing. I dont know of a single house in my area that has it and neither of my two garages do and I have no problems with water getting under the doors.

I think it is a problem with the exterior grade myself, the water should be running away from the door, not towards it.

And ..... I would not let them get away with trying to do a patch job with a different door seal etc, make them fix it right.

A picture from maybe 15 ft away from the door might make it easier to see the entire situation also.

 

[BillK]

Just another thought ..... make sure the door is adjusted properly and is pushing the seal down hard enough against the floor. I know in my attached two car garage I have used the hose full blast to clean the door and never get a drop inside. Also when the cars drip water from the AC or rain, it all ends up at the door and stays there until we open the door, the seal holds it.

 

[siggy_freud]

Here is a shot I took this morning. Now keep in mind we've had a big storm roll through with lots of wind.

I'll look into garage door adjustment and ensure it's sealing properly. I guess my biggest concern is that the water, once inside (whether from the car, or wind-driven-rain, has nowhere to go. Here is a shot from a few feet outside the garage looking in. This is from this AM. The water in the first few inches evaporates, but about 1 foot in or so it begins to pool. At it's deepest it appears to be 1/8-1/4" deep, but that's just a guesstimate:

 

[BillK]

I guess my biggest concern is that the water, once inside (whether from the car, or wind-driven-rain, has nowhere to go.

It shouldn't be getting inside in the first place. The water that drips off a wet car is not that much, it should evaporate. I would be more concerned in how the water is getting in.

When I built my detached 2 car, I had them make the slab perfectly level because I knew I was going to be working on my race car and did not want it rolling or unlevel if I wanted to check chassis setup etc. I still get absolutely no problems with water getting in that garage.

Are you sure it is coming through at the bottom ? Any chance its leaking at the panel joints ?

 

[bczygan]

Pictures look exactly what mine look(ed) like before I fixed it.

http://www.elitegaragefloors.com/garage-thresholds-door-seals/

It took a bit of work to seal the 'ends' to the building but the result has worked 100% and I'm happy with the result. I found that much of my water came from rain that ran down the doors due to wind blow. No sloping of the drive could fix that.

This^^^^

This will solve wind driven rain that is driven against the door and falls on the small lip of garage floor that sticks out in front of the door and actually slope into the garage , or is at best, flat. Rain is wind driven through this crack and also wicks under the door through the surface of the concrete.

This seal solves that problem.

Then, the water that is kept out needs somewhere to go.
The trench drain does that.

A positive slope inside the garage would have been nice too.

 

[joes169]

Call the builder up, and when he shows hesitation to resolving the problem, and tell's you that "it's no big deal", ask him if he'd want puddles like that in his own garage......

Sorry to tell you again, but the best long term repair for that is to tear it out and install it with adequate pitch this time.......

 

[siggy_freud]

Thanks again all for the help. A warranty rep is suppose to get in touch with me to come to the site and fix/look at the issues soon. I'll let you know how it goes!

 

[siggy_freud]

Just to add info: I was finally home at a time when it A) Daylight, and B) Not hammering rain, so I opened the door to put a level on the actual area the door comes down on.

Picture one is from above (obviously), and the wet line shows where the door is.

Picture two shows the level again from a different angle (unmoved) so you can see the bubble easier, and again, you can see where the door comes down. The level isn't resting on any lip or anything to skew the angle.

I think the drain outside will be needed, as has been suggested, as water will just sit against the door given the slope of those 4 inches that are part of the garage pad, but outside the garage door.

 

[AZ Pete]

Your photos tell the story!

 

[CNGsaves]

Wow, that level pic is the clincher. You need the tri-fecta:

a) Garage floor ground down to slope water out
b) French drain outside garage needed
c) Have them throw in Epoxy floor in garage for the hell of it !!!

 

[scarpozzi]

Looks like the concrete guys didn't know what they were doing-

2 more points....not sure about your garage construction, but also consider looking into building some kind of overhang. If you could do a 2-4 foot overhang, it may make a huge difference for not too much money.

As for the slope...I agree. Grind it down from your garage and from your driveway to make a low spot where they meet. Then get a concrete saw and saw a channel to put in a driveway drain if you have somewhere it can be drained away from your house....

 

[siggy_freud]

Guy is coming out Thursday evening to take a look. I'll show him the photos and the level in person and impress upon him the need to take corrective action. They have a new phase of development starting. Would be a bad time for negative feedback on their construction to brew. Hopefully they'll be stand-up about it and realize a mistake was made and we can all go home happy.

 

[pattenp]

Here's the 2012 International Residential Code for garage floor surface. R309.1

http://publicecodes.cyberregs.com/icod/irc/2012/icod_irc_2012_3_par131.htm

 

[SMKS]

My garage has the recessed well for the garage door noted in a previous post. Any water that gets past the bottom of the door just stays in the well.

 

[AZ Pete]

My garage has the recessed well for the garage door noted in a previous post. Any water that gets past the bottom of the door just stays in the well.

The well was common practice in my home town. Not so here in Arizona. It is the best solution, IMHO. Wonder of the OP's contractor can get a grinder and concrete saw to retrofit a well?

 

[Joe G.]

Guy is coming out Thursday evening to take a look. I'll show him the photos and the level in person and impress upon him the need to take corrective action. They have a new phase of development starting. Would be a bad time for negative feedback on their construction to brew. Hopefully they'll be stand-up about it and realize a mistake was made and we can all go home happy.

Any update? How are they going to fix your issue?

 

[JimVonBaden]

My garage has the recessed well for the garage door noted in a previous post. Any water that gets past the bottom of the door just stays in the well.

Exactly, like this:

Jim