If your garage foundation is settling, then you need to fix the problem sooner than later. The cost of repairing the foundation depends on several factors, such as how bad the damage is and the type of foundation you have.
For instance, while it’s cheaper to repair, choosing a wood foundation may be expensive in the long run because you might have to replace it in the future.
Due to their complexity, most garage foundation repairs don’t qualify as DIY projects‒they require the expertise of well-trained professionals. However, you need to know the basics so you can save money and avoid headaches down the road.
What Causes Garage Foundation Damage?
The most common causes of garage foundation damage include the following:
- Differential settlement: Differential settlement occurs when one part of your garage foundation settles faster than the other, causing it to tilt. It’s mainly caused by the difference in the type of soil beneath the foundation. For example, sand settles more than clay. The problem could also be due to moisture in the soil. Soil that’s too dry or too wet settles faster than soil with moderate moisture levels.
- Size and depth: A shallower foundation is likely to settle faster than a deeper foundation, and a larger foundation has a higher probability of settling than a smaller foundation.
- The shape of the foundation: An irregular-non-leveled foundation will settle faster than a level foundation with a regular shape.
Signs Your Garage Foundation Needs Repairs
Garage foundation problems often show themselves in subtle ways such as:
- Wall gaps: You may start to notice gaps between the walls and the floor or between the walls and the ceiling.
- Water: Pools of water on the garage floor could indicate foundation problems. In this case, you need to address the underlying issue before repairing the foundation.
- Uneven garage floor: An uneven or sloping garage floor is another indication of foundation problems. This could be due to the differential settlement of the soil underneath.
- Sticking doors and windows: When the foundation shifts or settles, it pushes the doors and windows out of alignment. This makes them difficult to open.
- Bowing walls: Poorly done foundations may make the walls bow down or crack. This is caused by hydrostatic pressure, which pushes on the walls.
Best Methods of Garage Foundation Repair
There is no one-size-fits-all solution when it comes to garage foundation repairs. The right foundation repair method mostly depends on what caused the problem. Here are a couple of options that you might consider for your new garage foundation:
Underpinning
Underpinning refers to the act of strengthening and lifting a foundation to distribute weight load evenly without causing damage. It’s usually done when a foundation is showing signs of sinking, meaning it’s unable to bear the weight of the building.
Crack Repairs
Diagonal or vertical cracks in the foundation wall are usually caused by settling concrete and are very common in newly constructed structures. Horizontal cracks, on the other hand, are usually a sign of a serious problem and can lead to foundation failure.
One of the best methods of repairing foundation cracks is by using epoxy injections to seal the cracks back together. This method restores the original strength, design, and quality of the original concrete.
It’s important to note that filling in the cracks isn’t an effective solution if the underlying issue hasn’t been solved. Therefore, it’s important to seek the advice of a professional before starting the repairs.
How to Prevent Garage Foundation Problems
There are a few things you can do to prevent problems with your garage foundation. These include:
- Installing downspout extensions: When water seeps underneath the foundation, it causes damage over time. You can use downspout extensions to direct rainwater away from the foundation. Make sure the downspouts are long enough to channel water as far away from the foundation as possible.
- Regrading the yard around the foundation: To prevent groundwater from draining towards the garage’s foundation, you must ensure that the ground around the garage slopes away from the foundation.
- Cut down trees around the garage: Tree roots can burrow their way underneath the foundation, causing the soil to shrink. This can affect the integrity of the foundation.
Does Your Garage Need Foundation Repair?
Garage foundation problems can be hard to deal with. But the sooner you recognize the issues, the easier it will be to fix them. While you can repair minor damages at home, some problems might need the help of a professional. When looking for someone to help with the repairs, you should do a background check to make sure they’re insured, reputable, and accredited by the Better Business Bureau. This way, you’re sure to get quality and professional services.
