Garage wall water leak
#1
07-06-14, 07:37 AM
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Garage wall water leak
I live in a newer home (2009) and am finding that when it rains I am getting some water coming into the garage. I have adjusted the garage door and replaced the bottom garage door seal to ensure the leak is not coming through the door.
I have done some searching on the internet and some people say that hydrostatic pressure could be the reason some water is coming through. But it seems like usually hydrostatic pressure would coupled with bad grading? My yard is graded well in the front so I can't see that being an issue.
Here is some issues of the problem areas note that it is an exterior wall and I took a picture from the outside. Is there anything I can do to stop this? Am I right that it's hydrostatic pressure and not something like a siding leak?
I have done some searching on the internet and some people say that hydrostatic pressure could be the reason some water is coming through. But it seems like usually hydrostatic pressure would coupled with bad grading? My yard is graded well in the front so I can't see that being an issue.
Here is some issues of the problem areas note that it is an exterior wall and I took a picture from the outside. Is there anything I can do to stop this? Am I right that it's hydrostatic pressure and not something like a siding leak?
#2
07-06-14, 09:56 AM
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It looks like the walkway outside is a slightly higher elevation than the garage floor. That could provide a little pressure to get water to flow up onto the garage floor.
The brick appears to be floating, especially near the garage door end. How is it supported? Also, how is the top of the brick flashed? Water could be running down the siding and seeping out an end or joint in the J channel and draining down behind the brick.
The brick appears to be floating, especially near the garage door end. How is it supported? Also, how is the top of the brick flashed? Water could be running down the siding and seeping out an end or joint in the J channel and draining down behind the brick.
#3
07-06-14, 10:19 AM
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Thanks for the reply here's a picture showing how the brick is supported and the flashing. The brick looks like it is built up on a steel bottom plate. The water leak is definitely starting near the area at the end of the brick. Is there a way to better divert the water away from the brick with flashing?
#4
07-06-14, 12:56 PM
that's probably a bolted-on brick ledge ( angle iron ),,, here's something to try - tape some 6mil plastic to the top of the brick against the siding & let it drape down the brick almost to the sidewalk,,, then run water against the siding above the brick,,, if it still comes in the garage, its coming from you-know-where,,, IF it doesn't, you'll have a good idea the leak's up on top.
the bricks appear to be flat & should have been slightly angled down so to direct any water away from the house,,, but you have to deal w/what is, not what shouldda been
i don't see the walkway being higher but i'm old & this is an old l/t
the bricks appear to be flat & should have been slightly angled down so to direct any water away from the house,,, but you have to deal w/what is, not what shouldda been
i don't see the walkway being higher but i'm old & this is an old l/t
$5?
#6
07-08-14, 09:58 AM
How is the ground graded immediately in front of the garage and does the garage floor sit higher or lower than the driveway outside. Garage door seals can prevent minor seepage but if water is being forced towards the door in large quantity due to bad grading, a depression, or the garage floor sitting lower than the outside ground, it will always overwhelm the seal.
#7
07-08-14, 05:49 PM
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Originally Posted by eharri3
How is the ground graded immediately in front of the garage and does the garage floor sit higher or lower than the driveway outside. Garage door seals can prevent minor seepage but if water is being forced towards the door in large quantity due to bad grading, a depression, or the garage floor sitting lower than the outside ground, it will always overwhelm the seal.
I'm going to watch very closely next time it rains to make sure it isn't coming around that seal. If it is what would be a good plan of attack? I know there is threshold seals but I have thought that may be an issue in the winter with water dripping off of cars not being able to escape?
#8
07-09-14, 06:25 AM
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You can also have someone outside spray water with a garden hose in specific areas while you are inside looking for the leak. Sometimes that's more helpful in finding the actual water entrance point than a rainy day when everything is getting wet.
#9
07-09-14, 10:07 PM
I have a similar problem. The driveway generally slopes away from the garage door but there is a depression right in front of the door. That is enough to cause me a leak, as roof water coming off the front corners above the door pools there in that depression and accumulates before forcing its way past the seal. Definitely take a look at it in the next rain. You may be surprised what a difference that slight negative grade on such a small patch of ground can make.
#10
07-17-14, 05:01 PM
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Well it finally rained again today and you guys are right, it is slowly seeping by the garage door seal. Since the floor has a slight angle towards the door, is there anyways to fix this? Self leveling compound?
#11
07-18-14, 11:55 AM
How do you mean, is the floor sloped towards or away from the garage door? It should slope down towards it as that helps with positive drainage if water does get in. But aside from that you still want to do what is necessary outside the door to keep water from getting in in the first place. Options for major water pooling issues are to re-do the asphalt or cement in that area, or to install a drain in front of the door. If it is ponding there in large amounts, that's what you need to do.
For more minor pooling you can build up a threshold or minor hump of some sort right where the door comes down that would hopefully be enough to hold back whatever has been leaking in there.
See below:
Industrial Strength Solid Aluminum Door Thresholds - Door sills
If you really want to deal with the slope of the garage floor a cement co should be able to pour a new one over the old one for 1500ish, give or take, an option I would only really entertain if the old one is in perfect condition with no heaving or serious cracks. But in this case unless it is drastic enough for there to be a serious flooding problem it wouldn't be my priority.
For more minor pooling you can build up a threshold or minor hump of some sort right where the door comes down that would hopefully be enough to hold back whatever has been leaking in there.
See below:
Industrial Strength Solid Aluminum Door Thresholds - Door sills
If you really want to deal with the slope of the garage floor a cement co should be able to pour a new one over the old one for 1500ish, give or take, an option I would only really entertain if the old one is in perfect condition with no heaving or serious cracks. But in this case unless it is drastic enough for there to be a serious flooding problem it wouldn't be my priority.
