Water in garage, Both sides

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  #1  
Old 08-18-19, 03:38 PM
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Water in garage, Both sides

Every time it rains I get water in my garage. In the winter it's the worst, there's huge puddles. Hoping someone can help. Here are a few photos.

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Last edited by PJmax; 08-18-19 at 04:03 PM. Reason: reoriented/resized pictures
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Old 08-18-19, 04:14 PM
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Couple of things. Is the garage floor slopped properly? And is the outside soil, dirt, land, stones slopped away from the foundation by at least 20 degrees? I see you have the roof water being diverted away from the house, but how far are you sending it? Several feet is not good enough.
 
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Old 08-18-19, 04:20 PM
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The siding probably doesn't hang over the foundation far enough to flash it.

Could also be something going on above, but no way to know since pictures don't show the house for a distance.
 
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Old 08-19-19, 02:38 PM
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Hope this photo help/ The landscaping rock does not slant away from the garage, more to it if anything. But there has to be something more substantially wrong for it to leak like this right?

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Last edited by PJmax; 09-02-19 at 06:59 PM. Reason: reoriented/resized picture
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Old 08-19-19, 04:28 PM
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Is this a townhome, and does the roof look like this on the right side of the garage also? Because it's pretty likely that the leak either has something to do with the flat valley where the 2 gable roofs meet... or it could be lots of water pouring out the garage end of the bottom j channel that is on top of the brick.

I would be taking off the shutter and downspout and then unzip / unhook a couple rows of vinyl siding on both sides (at the top of the brick, right of the window... and the adjacent pieces of siding on the garage wall).
 
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Old 08-19-19, 06:15 PM
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It's just a single story home. The roof is Identical on the other side as well.
 
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Old 08-20-19, 12:38 AM
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In your initial pictures, it looks like the dampness is coming from the middle of the wall, each side, and from the top of the small foundation wall?

If the siding is terminating on the outside on top of same foundation wall then it would seem to me something was not flashed correctly and as someone mentioned the water is coming out of the bottom J channel and flowing under the wall inward.

Would not be supper difficult to fix but the siding would need to be peeled off and flashing installed!
 
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Old 08-20-19, 07:27 AM
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One other place to look is at the roof to see if there's enough shingle over hang.
If there not enough the water can be running behind the fachia, across the soffit and down behind the siding.
It should be about 1".
 
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Old 08-20-19, 02:23 PM
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I swear it's coming from the group up, on the right side anyways. The wall will be dry and just about a foot away there will be water. But there's no noticeable cracks on the cement floor... Any explanations?
 
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Old 08-20-19, 02:31 PM
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I think we have given you a comprehensive explanation. The rest is up to you. It could be coming from the ground, if it is you would need a plumber and a flir. I'd be opening the siding first. If it's dry where we told you to look then that rules out that as a possibility. We can't do your detective work for you.
 
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Old 08-31-19, 11:50 PM
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We've had light rain the last day and this is what the middle of my garage looks like.. I'm assuming some is coming up here during large heavy rains, correct??
 
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Old 09-01-19, 05:30 AM
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Sure looks like it... especially if the wall is dry.
 
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Old 09-01-19, 05:31 AM
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If this is typical then I'd say you have a bad base for that garage. It was not properly graded, excavated, packed with proper stone or drain tiles. Can it be fixed? Sure, but it will cost and is it worth it?
 
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Old 09-01-19, 06:03 AM
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But in the original photos it sure appears that the water was coming off the tops of the foundation walls!!

Water doesn't migrate up a vertical wall!
 
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Old 09-01-19, 01:18 PM
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Would some type of cement sealer work? Off to Lowes now to look. Hopefully there's a cheaper solution!
 
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Old 09-01-19, 01:40 PM
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https://www.lowes.com/pd/DRYLOK-Clea...fl-oz/50396316

Would this work you guys think?
 
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Old 09-01-19, 01:53 PM
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It might or it might not. Snake oil might be just as effective.

Doubt it would hurt... so if you don't mind blowing the money for something that might not help, go right ahead.
 
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Old 09-01-19, 02:00 PM
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Rather spend $50 and take a chance first before spending thousands.. Seems logical
 
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Old 09-01-19, 02:01 PM
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The problem I see is that there is some type of pressure differential and the water wants to go someplace. It seems as though the weakest link is the garage floor cement. So if you seal it, where will the next weakest link be? Not trying to be a pessimist but something to think about.
 
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Old 09-01-19, 02:08 PM
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Makes sense, so It could create another crack in the cement is what you're saying? I wish they had to disclose this information when purchasing a house!! I Bought it a year ago and it's been a pain in the butt every time it rains.
 
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Old 09-01-19, 02:39 PM
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If you want to go through the trouble there might be legal recourse in your state for undisclosed problems. Contact the realtor and your lawyer. That sounds like a problem that was known or could not be unknown when selling. Full disclosure is the law in most states now-days.
 
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Old 09-01-19, 02:39 PM
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What state you live? Area? This info for ground water norms..

Those rocks are probably the issue with that border going around it. Your just making a swimming pool. Get proper leader extensions on the gutters
 
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Old 09-01-19, 05:40 PM
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I had the rocks put in and a ton of dirt under them, When I move in (Illinois) it was at least a foot lower on each side of the house and all the water was draining right to the house. I had a company come out and build up the area on each side to prevent this issue.. Obviously it didn't help.
 
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Old 09-01-19, 05:53 PM
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Probably need to install a tile drain around the garage, or on one side to divert the water.

 
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Old 09-01-19, 07:15 PM
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I couldn't tell for sure from the photo, but is there a gap between that white gutter spout and the black drain pipe or is there something bridging the two together? I guess I'm just wondering if the gutter is dumping straight into the area you are having problems.
 
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Old 09-01-19, 07:19 PM
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The black thing on the end of the downspout is a 2x3 to 4" corregated adapter.
 
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