Hey folks. Looking for some advice. Had a garage built through a local contractor this past May. Have had a cpl of issues initially with water coming in under garage door as no slope was added to the entry. I rectified this issue with a grinder/diamond cup wheel. I did notice water along the base of the wall but had assumed it was due to the lack of slope. Since that had been rectified we recently had a few heavy rains and have noticed water coming in again. It wasnt obvious where it was coming from but now notice staining around my anchor bolts. Is it possible for water to be coming up through these bolts/bolt holes? I have attached some pics. Any advice on how to proceed? TIA
Water leaking through anchor bolt?
- Thread starter leafman92
- Start date
larry4406
Well-known member
Outside pictures please.
Looks like zero stem wall so likely coming in under the plate from outside.
Also looks like you do not have a pressure treated sill. Not good. You need to have a minimum of 8" from sill to grade on outside.
Welcome aboard.
Looks like zero stem wall so likely coming in under the plate from outside.
Also looks like you do not have a pressure treated sill. Not good. You need to have a minimum of 8" from sill to grade on outside.
Welcome aboard.
I had water coming in through the base of the wall. I had a guy come in with a skid steer and remove a bunch of soil around the garage. That took care of it.
If you are getting water up through anchor bolts you might have a crazy high water table. I would consider running drain tile all the way around the garage and rain it to daylight if possible.
If you are getting water up through anchor bolts you might have a crazy high water table. I would consider running drain tile all the way around the garage and rain it to daylight if possible.
larry4406
Well-known member
@leafman92 Please post one coherent thread about your garage.
Garage door leaks due to no slope
www.garagejournal.com
Holes in slab
www.garagejournal.com
Sorry to say, but I think you got bit by a shyster contractor.
Garage door leaks due to no slope
Garage door entry not sloped
Hey there. Looking for some ideas on how to address the issue of my garage door entrance being completely flat. There was no slope put in front of my garage door and occasionally when it rains hard some water leaks back under my door. I have searched and seen some mentions of making cuts with a...
www.garagejournal.com
Holes in slab
Question regarding small hole in new slab
Hey there. New to the forum but have lurked for a bit. I recently had a slab poured for a 24x24 garage. Its been done for 3 weeks or so now waiting to build on. I noticed two small holes and i'm wondering how should I address them or what I should say to my contractor. Don't know much about...
www.garagejournal.com
Sorry to say, but I think you got bit by a shyster contractor.
Yeah. No kidding!@leafman92 Please post one coherent thread about your garage.
Garage door leaks due to no slope
Garage door entry not sloped
Hey there. Looking for some ideas on how to address the issue of my garage door entrance being completely flat. There was no slope put in front of my garage door and occasionally when it rains hard some water leaks back under my door. I have searched and seen some mentions of making cuts with a...
Holes in slab
Question regarding small hole in new slab
Hey there. New to the forum but have lurked for a bit. I recently had a slab poured for a 24x24 garage. Its been done for 3 weeks or so now waiting to build on. I noticed two small holes and i'm wondering how should I address them or what I should say to my contractor. Don't know much about...
Sorry to say, but I think you got bit by a shyster contractor.
Zeke
Well-known member
The size of the washers tells you that. No PT, no curb and NO slope? That's a code issue for a garage. Does the garage even have vents ?@leafman92 Please post one coherent thread about your garage.
Garage door leaks due to no slope
Garage door entry not sloped
Hey there. Looking for some ideas on how to address the issue of my garage door entrance being completely flat. There was no slope put in front of my garage door and occasionally when it rains hard some water leaks back under my door. I have searched and seen some mentions of making cuts with a...
Holes in slab
Question regarding small hole in new slab
Hey there. New to the forum but have lurked for a bit. I recently had a slab poured for a 24x24 garage. Its been done for 3 weeks or so now waiting to build on. I noticed two small holes and i'm wondering how should I address them or what I should say to my contractor. Don't know much about...
Sorry to say, but I think you got bit by a shyster contractor.
As others have said likely coming in under sill plate, which should have been pressure treated with direct contact with concrete that plate is likely to rot regardless of if you take care of water issue or not. I'm assuming outside sill is at grade level. If you have area below grade you may be able to trench around perimeter of garage, add a drainage pipe and some gravel and redirect any water away from structure. You may be able to add some flashing outside as well. I wouldn't seal anything inside that will just trap any water under sill and accelerate any rotting that is likely to happen if you don't eliminate source of water. Hopefully still on good terms with contractor and he should help resolve problems. Good luck.
CraigStu
Well-known member
Pics of the outside wall at the bottom please. BTW, maybe we just can't see it but there should be a layer of plastic between the concrete and 2x4.
Owens Corning ProPink ComfortSeal 3-1/2 in. x 50 ft. Multi-Use Ridged Sill Plate Gasket 1FS - The Home Depot
Acquire the FoamSealR 432RL/PL 1/4 in. x 3-1/2 in. x 4 ft. 2 in. Ridged Sill Gasket 160855, fills gaps between sill plate and foundation wall to reduce energy loss and moisture- and insect infiltration
www.homedepot.com
Yeah there is sill seal under the bottom plate i can get some pics of the exterior tho.Pics of the outside wall at the bottom please. BTW, maybe we just can't see it but there should be a layer of plastic between the concrete and 2x4.
Owens Corning ProPink ComfortSeal 3-1/2 in. x 50 ft. Multi-Use Ridged Sill Plate Gasket 1FS - The Home Depot
Acquire the FoamSealR 432RL/PL 1/4 in. x 3-1/2 in. x 4 ft. 2 in. Ridged Sill Gasket 160855, fills gaps between sill plate and foundation wall to reduce energy loss and moisture- and insect infiltrationwww.homedepot.com
If it's got a foam sill seal you "may" be OK, or at least better off, with the non treated lumber since it is not in direct contact with the concrete. Still have to address the water issue though. I believe sill seal is technically an air barrier not water. As I understand it the code is not clear with respect to treated lumber and sill seal there are specific exemptions that seem to allow using non treated lumber with sill seal on slabs for example but other sections require treated lumber regardless based on proximity to ground. First need to clear up the water issue but then I'd look into waterproofing that sill either by painting it, flashing and sealer on exterior, or other means.
BombShelter
Well-known member
Gutters might help but yes, in this day and age, no course of block on the slab is concerning, for all I know it might be code now. You could dig a little around the outside and caulk but if you have water coming in I'd think of a drainage plan that consisted of:
1. Gutters
2. Ground drainage system, aka french drain or below grade perforated pipe
3. Seal up that junction where the wood meets the concrete with caulk on the exterior
4. ***** out the contractor that thought this was ok.
Our code up here requires 6" of spacing between the wood and the ground, we have a lot of old garages, before code required them to lift up the wood, most have rotten wood that touches the concrete.
1. Gutters
2. Ground drainage system, aka french drain or below grade perforated pipe
3. Seal up that junction where the wood meets the concrete with caulk on the exterior
4. ***** out the contractor that thought this was ok.
Our code up here requires 6" of spacing between the wood and the ground, we have a lot of old garages, before code required them to lift up the wood, most have rotten wood that touches the concrete.