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Marie Ellis
Cracked Garage/Foundation on Incline Landscape

Our daughter and son-in-law (newlyweds) have just purchased their first home. What is the best way to repair the garage floor where the foundation and floor were poured as one because of it sitting on an inclined landscape? The double car garage floor is severely cracked and uneven. One side of the foundation has a large crack. Is there a way to correct these problems without tearing down the garage and completely taking out the concrete and replacing it? Is there a product on the market that could be used to level the floor and seal the underlying cracks? They are stumped as to who to ask, what to ask and how to go about these necessary repairs to a concrete foundation/ garage floor mess. Any advice or assistance you could provide would be appreciated.

canuk
Re: Cracked Garage/Foundation on Incline Landscape
Marie Ellis wrote:

Our daughter and son-in-law (newlyweds) have just purchased their first home. What is the best way to repair the garage floor where the foundation and floor were poured as one because of it sitting on an inclined landscape? The double car garage floor is severely cracked and uneven. One side of the foundation has a large crack. Is there a way to correct these problems without tearing down the garage and completely taking out the concrete and replacing it? Is there a product on the market that could be used to level the floor and seal the underlying cracks? They are stumped as to who to ask, what to ask and how to go about these necessary repairs to a concrete foundation/ garage floor mess. Any advice or assistance you could provide would be appreciated.

Marie -- welcome to the forum :)

Hopefully this condition was recognized at the pre-purchase inspection and taken into consideration of the purchase price of the home.

It's difficult to say what the issue is sight unseen over the internet.
However, without specific details as to the topography of the land and how the house and garage are constructed -- two important facts mentioned are the land has an incline and there is a crack in the foundation.

If the slope is running away from the garage side ( for example ) I would suspect the ground is being undermined --possibly from water -- causing the foundation to move. If ,at the time of construction , soil had to be added to buildup the area for the garage floor and wasn't properly compacted it would settle drastically -- causing the concrete floor to break and heave or drop. Combine that with any movement of the foundation and the situation can be a major repair --- anywhere from underpinning the foundation -- structural retaining wall(s) 0r pillars --- tie backs -- etc..

As for repairs any type of topical repair would be a waste of time and money. As it stands the garage floor sounds like it should be completely removed , the base be stabilized and compacted , a new concrete floor poured.

Now, this is just speculation since this is sight unseen over the internet.
But --- first thing is to get to the root of what's causing the issue and correct that before any repairs are to be done.

My advise would be to enlist the services of a structural engineer to evaluate things first hand. That person will detail what the issues are and recommendation to correct those.
From there a concrete contractor would be also be involved.

Hopefully this helps.

Timothy Miller
Re: Cracked Garage/Foundation on Incline Landscape

Howdy consider contacting a mud jackier to see if pumping in some concrete would rais the slab aback into place.

canuk
Re: Cracked Garage/Foundation on Incline Landscape
Timothy Miller wrote:

Howdy consider contacting a mud jackier to see if pumping in some concrete would rais the slab aback into place.

Mudjacking has it's limitations as far a a resolve. It wouldn't be any use if the underlying issue doesn't get resolved first. It also requires a stable base in order to lift things back into place. Also mudjacking won't do anything to repair the cracked foundation.

Mastercarpentry
Re: Cracked Garage/Foundation on Incline Landscape

Canuk is right- there are no patchwork solutions here, and at the very least the entire floor will need to come out and be redone properly. IMHO, the floor should have been poured separately and well isolated from the foundation so that any problem with it didn't transfer to the foundation and vice-versa. Re-doing the floor will, of course, add that detail. You do need someone with knowledge of these things to have a good look at it all as there seems to be more than just minor movement involved here.

Phil

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