water ingress - garage

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I've lived in my current property for around 5 years now and, in terms of the garage and surrounding land I've made no changes. until this year, I've never had any issues with water getting into the garage, however for the past few months whenever we have any degree of rain water gets in.

when you see the pics, it doesn't take an expert to deduce the water is getting in at the rear, however what's slightly perplexing me is why this has only just started happening e.g. if the land at rear of garage is getting water-logged and a pool is created (that is then creeping into the garage) why hasn't this happened in the first 4 years I've lived here?

I suppose to an extent that's now irrelevant, any ideas re: best way to resolve? do I dig a trench at rear of the garage e.g. 18 inches out and 12 or so deep and fill with rubble/hardcore or would that make it even worse?

advice please :)

 
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Lay a new concrete floor about 70mm deep. That will sort it.
And steel troweled proper not chapped up rough like a foundation finish that's buried.
 
Lay a new concrete floor about 70mm deep. That will sort it.
And steel troweled proper not chapped up rough like a foundation finish that's buried.

thanks, if i didn't want to touch the existing floor, would a plastic soakaway solution work at the rear of the garage e.g. something like this installed flush with rear of garage?

http://www.draincenter.co.uk/polypipe-polystorm.aspx
 
My last property had similar issues with the garage, some years water would stream through it, other years bone dry. Water tables and courses can be funny things. Could be many factors within the local geography that have altered things for you this year
 
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Lay a new concrete floor about 70mm deep. That will sort it.
And steel troweled proper not chapped up rough like a foundation finish that's buried.

The OP's next post in the Sledgehammer and Nut forum will be "How do I trim 70mm off my garage doors and stop my car roof hitting the door frame?"

A less extreme repair would be a couple of tubes of mastic around the base of the panels
 
There's no car in the garage and 70mm won't make a lot of difference. The last meter would be graded down anyrode with an under cut for grip.

The door will likely be over 2m tall. Unless you own a van or a tractor it ain't gonna be a problem.

Mastic round the bottom is a bodge.

The proper way to do those bases is mould a 30mm rebate into the edge for the pre cast panel to sit on.
Simples.
 
Lay a new concrete floor about 70mm deep. That will sort it.
And steel troweled proper not chapped up rough like a foundation finish that's buried.

thanks, if i didn't want to touch the existing floor, would a plastic soakaway solution work at the rear of the garage e.g. something like this installed flush with rear of garage?

http://www.draincenter.co.uk/polypipe-polystorm.aspx[/QUOTE]

Water doesn't run uphill mate.
The water runs down the side panels and through that gaping gap at the bottom.
 
Lay a new concrete floor about 70mm deep. That will sort it.
And steel troweled proper not chapped up rough like a foundation finish that's buried.

thanks, if i didn't want to touch the existing floor, would a plastic soakaway solution work at the rear of the garage e.g. something like this installed flush with rear of garage?

http://www.draincenter.co.uk/polypipe-polystorm.aspx[/QUOTE]

Water doesn't run uphill mate.
The water runs down the side panels and through that gaping gap at the bottom.

And possibly through the drilled vent holes?
 
Lay a new concrete floor about 70mm deep. That will sort it.
And steel troweled proper not chapped up rough like a foundation finish that's buried.

thanks, if i didn't want to touch the existing floor, would a plastic soakaway solution work at the rear of the garage e.g. something like this installed flush with rear of garage?

http://www.draincenter.co.uk/polypipe-polystorm.aspx[/QUOTE]

Water doesn't run uphill mate.
The water runs down the side panels and through that gaping gap at the bottom.

And possibly through the drilled vent holes?

emm no disrepsect but i'm not stupid:cool: i know water doesn't run uphill. i'll need to watch next time it's raining heavily but i'm 99% sure the issue isn't being caused by water running down the side panels and in through the hole, or the vents come to that. everything points to it probably being caused by water in some way collecting at the rear (possibly water-logged earth) and then seeping in. hence me wondering if the soakaway idea might work.
 
From what I can see, your neighbours lawn (behind the fence) and the concrete strip under the fence are the same height as your garage floor. So cut a narrow channel between the that concrete strip and the side of your garage, say 1/2" wide and 1.2" deep and make sure it can drain down the back of the garage which is at a lower level.
Frank
 
It might be a faff to install and potentially damaging, but a lead skirt chased into the concrete panels and lapping over the join may work.

I've commented on these sectional garages many times. There are billions of them that leak water.
 
emmmm guys :oops: i think i'm maybe due you an apology for time wasting! heavy rain here this evening, nipped out to have a look, some water pooling at rear but nothing overly major, went inside garage and 'drip drip drip' from roof :confused: not leaks as such, it's corrugated roofing sections (asbestos mix - sound enough) that water gets through if saturated ... which it is in 2 or 3 places obviously due to needing a clear out up top!

so, on balance i'm suspecting this as oppose to my original theory.
 
Asbestos?
Best rip it off and fit a new roof. :mrgreen:
 
Asbestos?
Best rip it off and fit a new roof. :mrgreen:

nah tbh it's sound enough. however if the troughs aren't kept clear of debris at the end (where water runs into gutter) it sits in the trough and eventually starts seeping through. when it dries the sheets are still intact/sound. trust me if i thought they weren't they'd be off and (properly) disposed of!
 

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