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Discussion Starter #1
OK it rained a ton this weekend.. i noticed around the front of the garage.. behind the doors and along the sills that water seeped in..


Now the doors have rubber things on the bottom and probably just need to be adjusted..

Around the sills I was thniking maybe i would need to put some sort of chalking or something to seal the sills probably from the inside)
does that sound about right? suggestions appreciated..


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Discussion Starter #2
it mostly comes in on the front right side of the garage.. but it sort of seeped in along all of the front..

i noticed where it leaked in most.. the plywood is up about 1/4 of an inch.. where as the other ends seem to be more flush..


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They really should have sloped that concrete away from the garage. Needless to say.it should be taken care of either by caulking or fixing the issue of slope. I vote for the caulking.
 

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Originally posted by leolav
They really should have sloped that concrete away from the garage. Needless to say.it should be taken care of either by caulking or fixing the issue of slope. I vote for the caulking.
:ditto: Leo pretty much summed it up! The seal at the bottom of the door is pretty much just to keep out dust and bugs. They do make a sloped rubber piece you glue to the concrete under the seal. I would help as well. Most of the home improvement store carry it. :cheers:
 

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Egads! Yep should have sloped away. They should have put down something --- surprising no sill gasket but in any case a good high-quality caulk job will do the trick. Don't go cheap here (it is already a cheap job to begin with) and get a quality caulk that will bead properly and last longer.

Have fun :D
 

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Unless they shave it down and slope it, you will continue to have this problem. The rubber sweeper things on the bottom of the garage door are not designed to stop rain. The speed bump rubber thing could be installed to keep rain out, but that would piss me off everytime I drove over it or even when I looked at it. Essentially, it is a bandaid. I would be firm with your contractor that it should be fixed and fixed right. The $cost$ is not your problem IMHO.

They could grind it down to make it slope... that would be a pain in the a$$ and you may not like what it looks like in the end.

Jackhammering it out and installing a new apron would be yet another pain in the a$$, the concrete would kind of match, but you would have problems with it, It may shift different than the rest (no longer float properly), it will probably crack too. After they take it out, they would have to drill into the other slab to insert rebar in order to connect the two pieces back together.

Not sure what to tell you except have the conversation with the contractor before you give him the last payment.
 

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Discussion Starter #7
The Berm thingie is sloped...

ill look into some chalking or have the place do it if im feeling lazy...


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Discussion Starter #9
slopes away but we got lots of rain.... it seemed to only get water/moisture in the front..
 

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Any caulking or other sealing method should be done on the outside of the building. You want you first and best line of defence, BEFORE the water gets to the wood. You definitely don't want the water to creep under your sills and sit there, it will promote rot, termites, etc. Treated lumber is good, but it will last longer if not constantly wet.
 

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I would get that sealed up pretty soon like Joe says. Those little ramp things under the seal aren't tool tall but should work. Gutters will help get the water away from the doors. :D
 

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I wouldn't recommend breaking the concrete slab or disturbing the integrity of the foundation. Keep in mind that the pour for this garage was a slab-on-grade foundation. With 4" primary slab 8"thick perimeter footing that provides extra support for the walls of the building. You would not only be disturbing this aspect of the foundation but you would be disturbing the whole curing process. I say try the caulking and/or the rubber sealing and see if that helps. I would tell the contractor to seal the foundation and bead the sills for you considering this problem.

Andy
 

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My guess would be a lack of Gutters? the rain run off would just fall onto the slab and some will fall towards the wall, and some away...my vote would be some type of gutter to route water away...

Duc
 

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Discussion Starter #15
got in touch with the contractor and they sent someone down today... He said its sort of more common with the reverse pitched garages.. gutters would help, But he will put some cement bonding compound around the front to prevent it from coming in..
unable to do it now becasue of the rain.. it needs to be dry prior to applying and we are scheduiled for rain till thursday...
 

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Gutters helped out alot with our house on redirecting the water. It will also help with the potential of washing away any fill you brought in.

I bought these things at Menards that hooked to the end of the downspout for the gutter, buried some 4" flex pvc, the end of the pvc had a plastic pop-up that would redirect the water (ours is in a flowerbed)

I am also surprised they didnt use green treated lumber for your sill plate.

the caulking should help also

Nice garage, Thats about 3 years out for me.

Mike
 

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Discussion Starter #17
Originally posted by viper8u2
I am also surprised they didnt use green treated lumber for your sill plate.



Mike

They did... its below the 2*4


any guess on a self done gutter system? 38 Ft?
 

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oops, didnt see that.

I would say you could get it all done for less than $150.

I know they sell gutter sections at menards and home depot.

It should be pretty simple for you, straight shots on the front and back. easily a day project.

The site below has some info, they look a little spendy though.

www.egutter.com

Good Luck,

Mike
 

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I think the gutters will help the most. I would also reccommend alum. gutters, Get 3 quotes from them because the ones who did my place were really cheap. Less then $300.00 for a 48' mobile home front and back. Of course prices vary all over the country. Those guys can in and out in less then 3 hours and all you have to do is then redirect the out flow. Oh yea I said something first on the orginal post because I have a steel garage I did it too because of the same problems. I cut it almost ccompletely out and it fix me up really good. The cost on the garage because it was steel was $400.00 for the 48' on both sides
 

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I have to agree with all those in favor of gutters. Your door is designed to expel any water that comes from the sky and even wind driven against. But it will leak if the water pummels off the roof and hits the concrete and ricochets back under the door. Kinda hard to design a door against that.:D
 
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