Garage / shop slab issues

[Roadsign]

Recently purchased a new to me house. Had all the inspections etc done prior to making an offer and now realize there is a problem with the garage.

Basically 2 issues on this subject: getting it fixed and dealing the sellers/seller agent(seller lied on the disclosure, have all documentation)

Problem(s): the slab is sloped towards the house.; against code and obviously allows any water entering to not exit. The portion of the slab where the lip is and the roll up door closes is sloped almost 1.5deg towards the house. Again, against code and easily allows any water to enter the garage. Slope on the driveway is correct.

My question: Who am I calling to evaluate this? Contractor, Engineer, other?
Obviously the 1.5deg needs to be corrected. Have no confidence at all in capping the garage surface and would take lots of convincing otherwise. My thought is if water can be prevented from entering, the slope of the surface is less of an issue.
Thoughts?

To clarify, the garage floods every time it rains

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[Snakebyte]

If I understand correctly, your capping is basically adding a concrete veneer to obtain the correct slope? If so, I cannot say I'd be confident it would be a long term solution with expansion and contraction over time. Also floor jacks/jack stands concentrate load in small locations and I'd not be confident that a veneer would withstand such acute pressure.

 

[Roadsign]

Totally agree, that's why I do not want to cap it.

 

[Joshinator99]

Jackhammer up the floor and pour a new one.

 

[IPOGT]

First, I’d get a structural engineering evaluation before you do anything. Once evaluated, then a foundation contractor can drill holes in the slab after identifying voids causing the sinkage. and then pump a substance in under high pressure to level the slab. How feasible this is, is up the structural engineer.
They need to make sure you can move (level) the slab without compromising the structural integrity of the building.

 

[Snakebyte]

First, I’d get a structural engineering evaluation before you do anything. Once evaluated, then a foundation contractor can drill holes in the slab after identifying voids causing the sinkage. and then pump a substance in under high pressure to level the slab. How feasible this is, is up the structural engineer.

If the seller/you are going to go all this, @IPOGT's advice is sound. If it is determined feasible, a full service foundation/concrete service may suggest pumping in concrete or other permanent filler which could jack the entire slab up. But that's not going to be cheap.
Considering what the OP has shared so far, there's possibly a water problem outside as well that may be streaming under the slab washing out much needed support soil. If that is the case, the outside-the-house drainage issue needs to be part of the solution as well. If the root cause is from outside, the structural engineer would do well to check the wall foundations also.

 

[IPOGT]

The structural engineer might have or need to call for a geological survey 2 B sure what @Snakebyte was saying Isn’t so.
For instance, “sink holes” are a thing here in parts of Florida.

 

[Roadsign]

Good info so far, thanks all.

The sellers are going to be an issue. They are not cooperating.

 

[IPOGT]

Good info so far, thanks all.

The sellers are going to be an issue. They are not cooperating.

Did you have an inspection done prior to purchase?

 

[Roadsign]

Yes, did have an inspection done. The report indicated there were no foundation issues or evidence there had previously been.

 

[Snakebyte]

Yes, did have an inspection done. The report indicated there were no foundation issues or evidence there had previously been.

That is not good that an inspector missed something that obvious. You may have to go after the inspection company as well for remedy. Did the inspector provide any pics of inside the garage that might have shown the state of settling when the inspection occurred?
Best wishes in being made whole, as this is something that an inspector would say, well, it was not settled the day I inspected...it must have settled in the days following. (It is kind of like a termite inspector who failed to see termite infestation, and claim the infestation happened after the fact and happened miraculously fast.)

 

[IPOGT]

Yes, did have an inspection done. The report indicated there were no foundation issues or evidence there had previously been.

Might want to look at error, omissions insurance from the provider.

 

[Skye]

Two repairs I'm aware of: mudjacking and remove/replace.

Mudjacking can be tried. There's a chance as they begin to raise the lower end, the slab could fracture. If you go this route, I think it's best they use a traditional, mud-like slurry. Newer processes use expanding foam. I've read enough bad stories of the foam I'd insist on mud.

R&R is more expensive and time consuming, but...the removal of the slab is going to help confirm why the piece heaved on one end, subsided on the other or both. Texas being sandy, I suspect subsidence. With the failed section removed, the root cause can be fixed, it can be filled with the proper dirt, the new pour then on top. There's the additional benefit the surface and subsurface will then be uniform throughout.

Given what you've found thus far, and considering pursuit of the homeowner and inspector, I'd push for an R&R, using the, "IDK what's going on underneath.", tac.

Edit,

You can start with another home inspector, one that is an actual structural engineer. Additional weight on your claim or cause could be yet another check/estimate from a contracting firm, mudjacking company or foundation repair team. Someone familiar with area soils, concrete and building codes.

 

[1 old racer]

From what I know of balding codes and foundation in Texas you may have a sinking slab issue. You should have tension rods in your slab that if they loosen can cause such a condition that you are seeing. look at garage door gap change as well as garage frame square. if all looks good and no cracks in slab, it may have been that way since it was poured and therefor completely settled. Meaning no structure issues, just a bad pour. If that is the case you do have lesser cost improvements that can be done. If it is all in good shape I have ,with long lasting results, simply remove the low section as far far back til you get to the proper grade. Then pour in that new section. You will see the seam but it does work. and if it can be repaired that way, it will work. Also you can go after the seller as well as the inspector for all the repairs. The will want to settle out of court. ( I know this first hand). But to make it a little more positive. If the can just cut and repair. lay out a area to install some kind of lift and cut it into the slab at that time and save some money.

 

[Snakebyte]

When I sold my last house, the realtor had a comprehensive form for me to fill out which had 3 possible answers for each question: Yes, No, and Unsure. She told us to state "Unsure" for EVERYTHING so that a buyer could not go back on us. She cited a lady she knew who sold a house to an attorney, who sued the lady years later because she said yes for a category which subsequently failed.
Hopefully your premise is more clear cut to obtain remedy, where the seller did lie stating there were no issues.

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