Mudjack or replace garage slab
#1
09-03-13, 06:22 PM
Mudjack or replace garage slab
I have had some issues with settling and sinking going on at my house. Before I moved in there was no gutter extensions so there is some wash out issues under my porch and garage/drive. I need to get the fixed but I wanted to get some advice from the collective Internet.
I have gotten quotes from a Mudjacker and a concrete repair company. The mudjacker will jack under my porch and front sidewalk bringing everything level where the concrete repair will just replace and fill under the garage slab and two driveway slabs leaving the sidewalk and porch still to do. The difference in price puts the mudjacker 6k under the concrete repair.
I have extended my downspouts on either side of the garage to alleviate any further water issues. One downspout was completed a few years ago but got plugged up so it has been rebuilt.
This is a rough sketch of the garage slab and the two drive slabs. The garage is 20x20 and slabs are about 8x10. I have numbered some areas that give me concern.
[ATTACH=CONFIG]17205[/ATTACH]
So for 1 and 2 it looks like the rebar in the slab is pushing up the concrete as the center is moving down. I am hoping that is the case and the rebar is not bending. if it is bent will mudjacking bend it back or will this be a major concern.
Shot of #1
[ATTACH=CONFIG]17207[/ATTACH]
Shot of #2
[ATTACH=CONFIG]17208[/ATTACH]
There are some cracks in the slab itself. They are not huge or wide but I am concerned that when mudjacked they may get uneven. I will have to caulk them after the lift but the guy said they could get worse. They do meet up in a few areas and there is a little flaking.
Shot of #3
[ATTACH=CONFIG]17209[/ATTACH]
Shot of #4
[ATTACH=CONFIG]17210[/ATTACH]
[ATTACH=CONFIG]17211[/ATTACH]
Shot of #5
[ATTACH=CONFIG]17212[/ATTACH]
Both slabs in the drive have cracks that go all the way across. They mudjack guy said they should be able to lift them easy. My sidewalk does butt up to the drive so that would need to be addressed if I did a replacement. There are no cracks in the sidewalk of porch.
Shot of #6
[ATTACH=CONFIG]17213[/ATTACH]
Shot of #7
[ATTACH=CONFIG]17214[/ATTACH]
[ATTACH=CONFIG]17215[/ATTACH]
So that is my issue. I need to decide whether to replace or mudjack. I would rather mudjack if I can as it is cheaper and I have plenty of other projects I need to get to. It also will cover all the problems with settling we have as opposed to replacement leaving us with a few other things to do. 6K is quite a bit of cash. probably do that fence the wife wants too. So any suggestions would be appreciated.
I have gotten quotes from a Mudjacker and a concrete repair company. The mudjacker will jack under my porch and front sidewalk bringing everything level where the concrete repair will just replace and fill under the garage slab and two driveway slabs leaving the sidewalk and porch still to do. The difference in price puts the mudjacker 6k under the concrete repair.
I have extended my downspouts on either side of the garage to alleviate any further water issues. One downspout was completed a few years ago but got plugged up so it has been rebuilt.
This is a rough sketch of the garage slab and the two drive slabs. The garage is 20x20 and slabs are about 8x10. I have numbered some areas that give me concern.
[ATTACH=CONFIG]17205[/ATTACH]
So for 1 and 2 it looks like the rebar in the slab is pushing up the concrete as the center is moving down. I am hoping that is the case and the rebar is not bending. if it is bent will mudjacking bend it back or will this be a major concern.
Shot of #1
[ATTACH=CONFIG]17207[/ATTACH]
Shot of #2
[ATTACH=CONFIG]17208[/ATTACH]
There are some cracks in the slab itself. They are not huge or wide but I am concerned that when mudjacked they may get uneven. I will have to caulk them after the lift but the guy said they could get worse. They do meet up in a few areas and there is a little flaking.
Shot of #3
[ATTACH=CONFIG]17209[/ATTACH]
Shot of #4
[ATTACH=CONFIG]17210[/ATTACH]
[ATTACH=CONFIG]17211[/ATTACH]
Shot of #5
[ATTACH=CONFIG]17212[/ATTACH]
Both slabs in the drive have cracks that go all the way across. They mudjack guy said they should be able to lift them easy. My sidewalk does butt up to the drive so that would need to be addressed if I did a replacement. There are no cracks in the sidewalk of porch.
Shot of #6
[ATTACH=CONFIG]17213[/ATTACH]
Shot of #7
[ATTACH=CONFIG]17214[/ATTACH]
[ATTACH=CONFIG]17215[/ATTACH]
So that is my issue. I need to decide whether to replace or mudjack. I would rather mudjack if I can as it is cheaper and I have plenty of other projects I need to get to. It also will cover all the problems with settling we have as opposed to replacement leaving us with a few other things to do. 6K is quite a bit of cash. probably do that fence the wife wants too. So any suggestions would be appreciated.
#4
09-05-13, 08:35 PM
Member
I don't think the slab shown with all of the cracks, spalls and differential settlement is a good candidate for mudjacking. Simply too many broken bits of concrete, some of which is delaminated, that will still be there when the mudjacker is gone. No amount of caulk can glue everything back together properly, and the concrete will be weakened even more from all of the holes the mudjacker drills for his mud access. It appears the bulk of your problems were caused by improper subgrade prep, poor (or insufficient) subbase placement and compaction, and lack of control joints. The spalls caused by protruding rebar (possible tensioning strands improperly cut) are caused more by the concrete in the foreground settling, and not enough rebar penetration, length and depth, to do any good. The general random cracks look to be caused by insufficient control and/or expansion joints.
Do yourself a favor, and get a few more concrete replacement quotes. Notice I said replacement, and not repair. If the numbers are still too high, consider doing the replacement yourself (with the help of a few Budweiser buddies). The large slab could easily be done by breaking it up into quarters, working the two diametrically opposed squares on the same day. Total material cost will be close to 1/4 of the lowest contractor quote for everything. Easily enough $$$ left over for the wife to start building her fence.
Do yourself a favor, and get a few more concrete replacement quotes. Notice I said replacement, and not repair. If the numbers are still too high, consider doing the replacement yourself (with the help of a few Budweiser buddies). The large slab could easily be done by breaking it up into quarters, working the two diametrically opposed squares on the same day. Total material cost will be close to 1/4 of the lowest contractor quote for everything. Easily enough $$$ left over for the wife to start building her fence.
#6
09-05-13, 10:26 PM
Member
Most home-owners policies do cover damage resulting from plumbing leaks, so check with your agent. It would be worth getting a few quotes for a complete repair by qualified firms. On their letterhead, of course.
State Farm picked up the tab for a major attic plumbing leak I had years ago in NM, when a frozen water line in the attic burst during a cold spell and flooded most of the house. I was out of town for the day, and didn't discover the mess until I opened the front door that night and a wall of water flowed out through the entry hallway. Big bucks to correct, but I only paid $250 for the complete repair.
State Farm picked up the tab for a major attic plumbing leak I had years ago in NM, when a frozen water line in the attic burst during a cold spell and flooded most of the house. I was out of town for the day, and didn't discover the mess until I opened the front door that night and a wall of water flowed out through the entry hallway. Big bucks to correct, but I only paid $250 for the complete repair.
#7
09-12-13, 05:28 PM
Just an update. My insurance company laughed at me. They don't cover anything to do with earth moving other than an earthquake and that is only with a special rider. But I did get a few more bids on the replacement. Few good ones, few I wish I had not called. But I did find a good bunch that is going to replace the garage, entire driveway and the sinking sidewalk for 5k so that is not too bad.
So thank you for the advice on the matter. Hoping to have the new concrete done in the next few weeks. I still have the void under the porch but I will fill that in with some leftover rock from the downspout extensions. So should take care of the problem. Thanks again.
So thank you for the advice on the matter. Hoping to have the new concrete done in the next few weeks. I still have the void under the porch but I will fill that in with some leftover rock from the downspout extensions. So should take care of the problem. Thanks again.
