Garage Floor Repair: How to Address a Sinking or Settling Foundation

A garage is a major selling point for a home, and it’s easy to see why. Garages provide convenient and practical benefits, including protection for your vehicle from the elements, storage for tools and equipment, and a dry, well-lit space for tasks such as changing oil, painting furniture, or even creating additional social space.

Since garages add value to your home and property, regular maintenance is essential. Like any other structure, they are vulnerable to common issues such as a settling foundation.

We will provide a detailed explanation of the work required and the materials to be used, ensuring you are well-informed. At Elizabeth Paving, our team is highly skilled, trained, and experienced in handling all types of paving projects. With years of experience, we are familiar with every paving situation and have solutions for all potential challenges. We are committed to punctuality and strive to minimize any inconvenience to our clients. Our goal is to perform our work correctly and prevent any future issues

In this article, we’ll explain the best methods for repairing a garage floor and foundation. We’ll clearly outline what to look for so you can determine the appropriate method and provide additional resources to help you estimate potential costs.

How about this: “Is your garage floor cracked and sagging in the center?”

The Causes

When a slab cracks down the center, it often indicates that the ground beneath it has shifted, creating a void under the floor. These voids can occur due to water erosion of the soil or natural settlement of the soil.

Settlement is a natural process where the weight of the building compresses the ground. Granular soils, which contain sand or gravel, tend to be more loosely packed and are more susceptible to forming air pockets that can contribute to settling.

If erosion is the issue, check where your gutters and downspouts release water. We suggest extending downspouts at least 10 feet away from your home to reduce erosion and water damage. Do you need assistance extending your downspouts?

The Solution

If your garage floor has a void underneath, slabjacking is an effective method to lift the concrete back into place. This process involves injecting polyurethane foam beneath the slab. As the foam expands and hardens, it lifts the concrete back to its original position. Once the slab is properly aligned, the floor crack can be filled and sealed.

Is your garage floor sinking or sloping outward?

If the floor is tilting to one side, it could be a sign that the garage foundation is settling, often accompanied by cracks in the foundation and walls. To determine the best repair approach, we begin by evaluating the floor and its relationship with the walls.

Does your garage floor terminate at the wall, or does it span the entire area? In some cases, like those shown in the images below, the concrete slab floor also acts as the base of the wall, making it an integral part of the foundation.

This means that helical piers are the primary solution needed. Using piers can stabilize both the wall and the floor simultaneously. In the picture on the right, you can see a classic stair-step crack on the outside of the garage, indicating that the front corner has settled and is pulling away from the rest of the wall. Piers will secure this corner and prevent further movement.

If the piers also raise the foundation, we recommend performing slabjacking as well. Slabjacking is used to fill any voids created by the lift, rather than to lift the floor itself. If the floor isn’t lifted, no void is formed, so slabjacking foam won’t be necessary.

Conversely, if your garage floor stops at the wall and isn’t part of the foundation, it is considered a “floating slab” floor. In this scenario, repairing your garage will require both piers and slabjacking. Piers will resolve the foundation issues, while slabjacking will lift the floor itself once the foundation is stabilized.

Does your garage need foundation repairs?

If so, it’s important to find an experienced foundation company and schedule an appointment. Before proceeding with any services, verify that the company is reputable, insured, and accredited by the Better Business Bureau. If you’re unfamiliar with hiring contractors or unsure of what questions to ask, we’ve prepared a guide to assist you here.

If you live in Indiana or neighboring states, you’re welcome to contact Elizabeth Paving for a complimentary estimate. An experienced project manager will evaluate your garage and recommend the best course of action for your needs.

Call Now Button