water in garage after rain


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Old 10-06-18, 06:17 PM
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water in garage after rain

Hi
After heavy rain last Monday I noticed some water in the garage area on tuesday evening in my 12 year old home please find the picture attached.Although it is not substantial water it's concerning me a lot as it could well be a premonition of a more serious issue.can anyone please advice on how worried should I be,who should be the professional I need to contact.I am not even sure if it's rain water as there is substantial delay after rain?could it be possible it is sweating/condensation?I will greatly appreciate if someone can advice where should I start looking.

Thanks
 
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Old 10-06-18, 06:21 PM
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Post a picture of the outside in that area, no close up's needed at this point.
 
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Old 10-06-18, 07:00 PM
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Thank you very much for the prompt reply.There is a laundry room between outside and the garage.The picture in the original post is parallely located close to a dryer hose/outlet.I am including pictures of the laundry as well as outside area. I hope it will be helpful,if its not clear I will share one during morning time

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Last edited by PJmax; 10-06-18 at 07:45 PM. Reason: added pics from links
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Old 10-06-18, 07:49 PM
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We see a door in the first picture. That looks like a weather proof type saddle.
What is on the other side of that doorway ? We can't tell from the pictures.
 
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Old 10-06-18, 08:47 PM
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please find another picture the door sits between the laundry room and garage ,hope this makes it clear.
 
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Old 10-07-18, 04:26 AM
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So, if I understand correctly the leak is appearing at the base of an interior wall. Since it's easy to check I would first I would look at the floor and hoses in the laundry to make sure it's not a leak from the washer. If that's not it I would go up and inspect the roof.
 
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Old 10-07-18, 05:26 AM
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Is the dryer vent the same one that is visible on the outside picture?

What is the vertical structure on the left of the outside picture? Is any water from downspouts etc being dumped in that narrow area?
 
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Old 10-07-18, 08:49 AM
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Thank you.Hope this gives a clear picture.
Here is a picture of the downspouts as I understand it directly connects to the underground sewer.
Here are some pictures of the vertical structure that should show dryer outlets and vent
verticle structure1
verticle structure2
verticle structure3
vertical structure4

The floor in laundry room doesn't wet after using the laundry and neither I do see the dampness in garage after every laundry use.@Pilot Dane it doesn't appear like a leak from laundry,what are somethings I can inspect at the roof?Would it help if I clean roof gutter?since only the footing is getting wet it makes me wonder the issue may be from underground?or condensation?

@marq1 to answer your question on "Is the dryer vent the same one that is visible on the outside picture?"
No,that vent is from the boiler room which is right behind the laundry room.
 
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Old 10-07-18, 08:58 AM
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So the laundry room and garage. where water is found, are on the second level above the walk area seen on the outside pictures?

Thats a house next door?
 
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Old 10-07-18, 09:29 AM
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The garage and the walk area are at the same level the laundry room is only few inches above garage floor and yes the house is next door.
 
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Old 10-07-18, 12:26 PM
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OK, so you indicate a heavy rain, if water is getting into that walk area it has only two ways out, front and back.

Take a look at the joint where the walk and foundation meet, any gaps?

If so some self leveling sealant might help keep water from getting past the walkway and into the house!
 
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Old 10-07-18, 01:22 PM
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I haven't noticed any conspicuous gaps and here is one of the pics for where walk and foundation meet
(almost symmetricaly parallel to the garage leak).

However please find below couple more pics few feet away from this walk area near boiler room I noticed some leaks few times in the past small leak and big leak

The small leak is observed more frequently but the big leak tends to happen less frequently and there was one occasion I observed the garage leak and big leak in the walk way happened around the same time,I am having hard time determining if these leaks are related and if it has anything to do with rain
hope this gives more insights and please let me know if there are any other questions
 
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Old 10-08-18, 05:55 AM
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OK, so I was assuming this was a one time issue with water coming into the house with water from the walkway, Your latest pictures make it look like you are getting water behind the siding which may be then leaking into the house!
 
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Old 10-08-18, 07:28 AM
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Thanks Marq1 this has given me a new perspective about the issue.,as everything seemed to be happening from beneath and there are no signs of wetness in either the ceiling or wall or top of floor,if possible please advice on what would help me ascertain the leak is from the siding.The challenge I have is here the frequency of this occurence has been very low besides there was one occasion I noticed water in garage after some heavy snow.would cleaning gutters help my situation?
 
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Old 10-08-18, 07:38 AM
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Im pretty much at a loss as what is going on sight unseen.

would cleaning gutters help my situation?
Gutters that are blocked will overflow and that water could be going anywhere, would be a simple think to check!
 
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Old 10-08-18, 07:38 AM
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Vinyl siding allows water to get behind the siding at every penetration. So if your house wrap has a gap or is lapped wrong, or doesn't extend below the bottom plate, water can get to the framing and leak in.

I'm having a hard time figuring out what is where in your photos, but I would probably start by unzipping the siding at the bottom and see what you find. My guess is that water from above is creeping under the bottom plate because the house wrap doesn't overlap the foundation enough in a few spots.
 
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Old 10-08-18, 08:45 AM
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Thanks,I will explore the possibility of siding leak little more deeply,I didn't consider this possibility earlier as I was anticipating soaked interior walls or ceiling on the basement level on my three level home.I had a basement waterproofing company take a look and they felt surprised how water could enter inside.Please let me know if you need additional information so that it can give more insights.
 
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Old 10-09-18, 04:36 AM
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Give us a map and some wide angle photos so we can get a bearing and a perspective of complete walls and how the closeup views are connected to each other.

Does water pool up anywhere around the foundation including on walkways? Fix that immediately; it may require regrading the land. or repouring concrete walkways. An orphaned low spot (with high spots all around it) may be equipped with a sump pump pit.
 
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Old 10-09-18, 06:32 AM
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I haven't noticed water pooling in the walk area however there is a spot that seems to be constantly wet even in summer regardless of rain the magnitude of wetness keeps changing., there is another home only feet away it makes it somewhat challenging to get broader view pics I will give it a try
 

Last edited by kmarcus; 10-09-18 at 08:09 AM.
 

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