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Where I live, that would be termite heaven....
Life is too short, Behappy!
TFMM
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Just looked at the pictures again, It's more than just your garage. I suspect that is your kitchen/breakfast/laundry area behind the garage. You may have the same thing there and just not detected it yet. The brick venier should not have been buried in the dirt.
Does this go all the way around your (and your neighbors) house. The required gap between soil and slab(foundation) and wall is required all the way around and this may be the only place you see a problem now.
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[QUOTE=Snaple4;23861071]Are you suggesting to install a drain but put dirt back against the wall?
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No pull all the dirt away from the wall. and remove the clay add top soil and french drain.
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Originally Posted by
Answer-Man
Just looked at the pictures again, It's more than just your garage. I suspect that is your kitchen/breakfast/laundry area behind the garage. You may have the same thing there and just not detected it yet. The brick venier should not have been buried in the dirt.
Does this go all the way around your (and your neighbors) house. The required gap between soil and slab(foundation) and wall is required all the way around and this may be the only place you see a problem now.
Yes, this goes around the whole house. I dug up a spot after the condenser. Sure enough the rock vernier is buried 12 or more inches. I also called the city about day-lighting a french-drain at the curb; they require a cast-iron grate to be installed. Cost is between $200-400 just for the item. With that and the cost of going under the sidewalk, I think i will be forced to do a popup.
As of right now I am planing to have a retaining wall between 12-24" away from the house the length of the house. I will put a french drain between the retaining wall and house and will terminate somewhere before the sidewalk with a popup. Heard someone say they make a small pit under the popup and drill a small hole in the bottom. That way what is left will drain into the pit and prevent freezing and such... Not sure if I will need a drain on the back side of the retaining wall or not. I'll probably start in early spring after I redo my duct-work.
Thank you everyone for your help! Any other advise is always welcome.
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Originally Posted by
behappy
Where I live, that would be termite heaven....
Termite infestation isn't that bad here. We have a yearly contract for that though.
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Seems to me you are talking about doing a lot of work to protect a sill plate that is in the wrong place. Basically you have a creek running up against the house. You could spend thousands upon thousands over a period of several years and still end up unhappy with the French drain. In order to make it work properly, you may find it necessary to dig up the whole side yard and fill it with gravel. (This happened to a neighbor's house. The situation was not properly diagnosed and remedied until he called the health department.)
I would start by remodeling the garage wall and foundation and raising the sill plate. Call some foundation experts for quotes and see how they would go about it. After all, quotes are no charge.
Vacuum Technology:
CRUD = Contamination Resulting in Undesirable Deposits.
CRAPP = Contamination Resulting in Additional Partial Pressure.
Change your vacuum pump oil now.
Test. Testing, 1,2,3.
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That is a bad situation you have there. The code wants 6" separation from wood to earth. Mold, termites and dry rot are a definite possibility here. I would ask the developer to fix it. If you had a home inspection and it was not noted I would have the home inspector pay for the fix. Either way you should have it fixed ASAP to avoid further damage.
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Originally Posted by
windtunnel
That is a bad situation you have there. The code wants 6" separation from wood to earth. Mold, termites and dry rot are a definite possibility here. I would ask the developer to fix it. If you had a home inspection and it was not noted I would have the home inspector pay for the fix. Either way you should have it fixed ASAP to avoid further damage.
Home was built in 2004, we are the first "owners" and purchased the house 2012. Not really going to get anything from the developer. Noticed water in the garage after they built my neighbors house but there was already this existing issue so they would end up making things worse if I tried to have them do something. We did have a home inspection done but they really aren't held liable for anything in this area...
I do agree, this is something I need to address. I am thinking of removing all the dirt from the house by using a retaining wall. Then have a French drain between the house and wall to remove the moisture in that area. That seems to be the only feasible solution.... lots of time and money though :-(
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Originally Posted by
Snaple4
When we bought the house the house next door to us was just being built. That winter we noticed water getting into the garage. I dug a small Trench to divert the water away and that has helped but during heavy rains I still get water in there.
The first question is is it bad to have dirt up against the siding? At the highest point it is about 14 inches above the slab. Next question is what is the best way to remedy this problem? Initially I thought of just adding dirt and make it slope more away from the house but once I started reading I found that it is usually bad to have up against the siding. I'm currently thinking about retaining wall but I don't know if I can get enough slope to get any water to drain away that gets next to the house.
Had a respectable landscaping company out. They wanted to put in a French drain and fill back up with rocks. He said it is common for dirt to be against the house and as long as it slopes away it should be fine. He didn't like the idea of a retaining wall b/c of the water that could get between it and the house.
This picture shows the dirt near the highest point. It is about 16" from the dirt line to the bottom of the siding, about 12-14" above the garage slab.
This picture you can see the trench that I dug to divert water from the house.
You can see the white line at the back of the garage that shows about where the slab is for the house.
I know this isn't a landscaping forum but just wanted to pick your guys brains about this.
Thanks.
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You can construct a "French Drain." A French drain is basically a way of diverting water using a trench filled with stone & topped with soil & sod. There are perferated polypropylene drain lines that serve the same function but aren't as sturdy in my opinion. The rocks allow for easier drainage & should surround the house & then lead out to a low spot where you can construct a dry well. My uncle did this at his house in upstate NY because the back of his house faced a hill that flooded from time to time. He basically dug a trench to the stream by the house, filled with stone & covered with sod. Worked amazing. Lot of work.
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We can control fire & ice.....
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If this were my house I would dig all the dirt away from the house on that side. Then use a diamond saw to cut a slot just above grade and about 1/2" into that stone facing. Then I would install a 5/8" by 16" (bent angle) stainless steel flashing with the 3/4" tab in the slot. Re-point the flashing into the slot to secure it and then backfill the trench against it.
PHM
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Originally Posted by
Snaple4
When we bought the house the house next door to us was just being built. That winter we noticed water getting into the garage. I dug a small Trench to divert the water away and that has helped but during heavy rains I still get water in there.
The first question is is it bad to have dirt up against the siding? At the highest point it is about 14 inches above the slab. Next question is what is the best way to remedy this problem? Initially I thought of just adding dirt and make it slope more away from the house but once I started reading I found that it is usually bad to have up against the siding. I'm currently thinking about retaining wall but I don't know if I can get enough slope to get any water to drain away that gets next to the house.
Had a respectable landscaping company out. They wanted to put in a French drain and fill back up with rocks. He said it is common for dirt to be against the house and as long as it slopes away it should be fine. He didn't like the idea of a retaining wall b/c of the water that could get between it and the house.
This picture shows the dirt near the highest point. It is about 16" from the dirt line to the bottom of the siding, about 12-14" above the garage slab.
This picture you can see the trench that I dug to divert water from the house.
You can see the white line at the back of the garage that shows about where the slab is for the house.
I know this isn't a landscaping forum but just wanted to pick your guys brains about this.
Thanks.
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PHM
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When faced with the choice between changing one's mind, and proving that there is no need to do so, most tend to get busy on the proof.
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Originally Posted by
Poodle Head Mikey
If this were my house I would dig all the dirt away from the house on that side. Then use a diamond saw to cut a slot just above grade and about 1/2" into that stone facing. Then I would install a 5/8" by 16" (bent angle) stainless steel flashing with the 3/4" tab in the slot. Re-point the flashing into the slot to secure it and then backfill the trench against it.
PHM
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Mikey, you are a madman & I love it.
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We can control fire & ice.....
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Check this out:
How do I waterproof a sill under grade level?
http://www.diychatroom.com/f19/how-d...e-level-66728/
Vacuum Technology:
CRUD = Contamination Resulting in Undesirable Deposits.
CRAPP = Contamination Resulting in Additional Partial Pressure.
Change your vacuum pump oil now.
Test. Testing, 1,2,3.
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Considering all the requirements of the job that seems to be one of the best ways to accomplish the task to me. He doesn't have a lot of options and that stone is porous. Keeping water out of it will be much better in the long run. He doesn't have rising ground water / water table / flooding - it's all rainwater runoff. So the soil percs OK - all he needs is to keep it off the wall below grade.
I would also douse the entire wall above grade with a clear water proofer - like Thompson's Waterseal - to keep moisture out of that portion as well.
BTW: Why is this question in a HVAC/R forum anyway? <g>
PHM
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Originally Posted by
hedrash
Mikey, you are a madman & I love it.
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PHM
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When faced with the choice between changing one's mind, and proving that there is no need to do so, most tend to get busy on the proof.
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That link leads me nowhere - can't you just sum up whatever they say to do?
PHM
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Originally Posted by
Space Racer
PHM
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When faced with the choice between changing one's mind, and proving that there is no need to do so, most tend to get busy on the proof.
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Originally Posted by
Poodle Head Mikey
Considering all the requirements of the job that seems to be one of the best ways to accomplish the task to me. He doesn't have a lot of options and that stone is porous. Keeping water out of it will be much better in the long run. He doesn't have rising ground water / water table / flooding - it's all rainwater runoff. So the soil percs OK - all he needs is to keep it off the wall below grade.
I would also douse the entire wall above grade with a clear water proofer - like Thompson's Waterseal - to keep moisture out of that portion as well.
BTW: Why is this question in a HVAC/R forum anyway? <g>
PHM
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Condensate??? We can put a pan switch in to stop the rain...... lol
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We can control fire & ice.....
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There is another alternative -
I have a house in Florida with a back yard which slopes toward the back of the house. The soil just outside the wall is just about level with the floor inside. I installed a metal roof on the house and there are no rain gutters on the back.
I was there installing tile during a downpour and found water seeping in under the base plate of the wall. So I was going to try installing the rain gutters and also maybe grading the back yard away from the house.
But, because I am a selfish bastard, after the rain stopped I sat out in the afternoon sun while having a couple of beers thinking about it. And what I concluded was that the solution which gave ME the best benefit, al things considered, was to build myself a big back porch to sit under.
So now all the rain water pours off the roof 17' further back and away from the house. <g>
AND . . . . I now drink beer, in rain or shine, in much better circumstance.
So this guy would also add a porch next to his garage. It would resolve his water infiltration problem And it would be very handy to have the beer fridge right next to the porch too. <g>
PHM
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Originally Posted by
hedrash
Mikey, you are a madman & I love it.
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PHM
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When faced with the choice between changing one's mind, and proving that there is no need to do so, most tend to get busy on the proof.
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Brilliant! A rain sensor to turn it on and a electric Sunsetter Retractable Awning on the garage wall!
PHM
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Originally Posted by
hedrash
Condensate??? We can put a pan switch in to stop the rain...... lol
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PHM
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When faced with the choice between changing one's mind, and proving that there is no need to do so, most tend to get busy on the proof.
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Originally Posted by
Poodle Head Mikey
<snip>
I would also douse the entire wall above grade with a clear water proofer - like Thompson's Waterseal - to keep moisture out of that portion as well.
BTW: Why is this question in a HVAC/R forum anyway? <g>
PHM
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[starting the painter's forum] Don't use Thompson's, there are much better products out there. I used to do a lot of house painting and that stuff is junk. Go to a masonry supply house to get masonry waterproofer.
I still think the only real solution here is replacing the bottom of the wall with masonry. Even with the french drain there is going to be too much moisture wicks in through that lick-n-stick stone face. Some of the major landscaping suggestions above were pretty good but they are pricy too and the siding still isn't above grade.
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Originally Posted by
epmiller
I still think the only real solution here is replacing the bottom of the wall with masonry. Even with the french drain there is going to be too much moisture wicks in through that lick-n-stick stone face. Some of the major landscaping suggestions above were pretty good but they are pricy too and the siding still isn't above grade.
Yes, I would dig down to the garage slab, snap a chalk line 6" above the sill plate, and remove all stone below the chalk line. Next I would install 1/2" treated plywood to the wall studs and tar it. Lastly form out in wood 3-4" off the treated wall and pour concrete to form a continuous concrete wall.
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Take out pretend-masonry and install real plywood? Why not just tar (or better: epoxy) seal the existing wall material to grade?
Not me: I would saw cut a 1/8" slot and install flashing to a few inches below the garage floor level.
PHM
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Originally Posted by
VTP99
Yes, I would dig down to the garage slab, snap a chalk line 6" above the sill plate, and remove all stone below the chalk line. Next I would install 1/2" treated plywood to the wall studs and tar it. Lastly form out in wood 3-4" off the treated wall and pour concrete to form a continuous concrete wall.
PHM
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When faced with the choice between changing one's mind, and proving that there is no need to do so, most tend to get busy on the proof.