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Crack in Garage Leading to Water Pooling

1,245 Views | 4 Replies | Last: 2 yr ago by AggieArchitect04
BearkatRunner88
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AG
Live in the heights area in Houston. Bought this place about a year ago and have always had a little water come into the garage on heavy rains. Honestly have always thought it was due to water making it's way in from the garage door area. Well this morning I notice way more water than usual and something just didn't seem right. Pulled everything back from the wall and saw some small cracks that I just haven't never noticed before and think I found the culprit (see pictures). To be sure I took a hose and sprayed water into the cracks and water started coming through on the other side into the garage. There are two areas fairly close to each other like this. Any advice for how to repair this, materials to use, etc?

TIA





tgivaughn
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AG
Working off of what I think I am seeing, which is akin to a lot of questions posed The Money Pit radio show.
TMP typical answers would be

Exterior to foundation - all grading must slope sharply away from foundation perimeters 10ft and min. 6" drop
Foundation cracks - patching compound solutions are many; they love their sponsor Quikrete

https://www.quikrete.com/athome/video-thin-repairs.asp

https://rb.gy/dlqtv1

Ten words or less ... a goal unattainable
JP76
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Can you post some pics showing more of the exterior?

What is the grading like ?

Are those rocks there because there is a french drain in that area ?

Any gutters above this area or does the rain run directly off the roofline to this area ?

One of those pictures almost looks like a joint from a poured addition.

First you need to address grading if the water is pooling in this area or currently running towards the foundation.



For sealing the cracks I would dig down some on the exterior and clean them out real good and use NP 1 urethane on them.


https://www.lowes.com/pd/BASF-Np1-10-1-oz-Limestone-Paintable-Advanced-Sealant-Caulk/999948946
BearkatRunner88
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AG
Thanks for the response and questions!

I would need to dig into the rocks and probably remove them from the area to see if there is a French drain. That said, I don't think there is but it may be possible as the prior owner did install one on the other side of the garage and it has the same rocks covering the drain.

There are gutters up above and on the other side of the garage as well. They run to the back side of the garage as that is where the grading is higher.

Not confirmed by the prior owner but I think there was a second pour at one point.

Any additional thoughts?

I'll look into the link sent.

Thanks!

AggieArchitect04
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AG
As mentioned it looks like you don't have positive drainage away from the foundation. That's best practices to avoid drainage issues at the building foundation.

It's tough to tell from the photos but those look like pretty big cracks. Before you put the flooring covering in, did you notice any cracks in the slab?

I would use an epoxy cement and endeavor to fill as deep into the crack as possible...so I wouldn't use any backer rod.

Something like this: https://www.homedepot.com/p/Quikrete-8-6-oz-Epoxy-Concrete-Repair-Sealant-862049/207102853
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