Crack on side of house where attached garage meets house
gbillan
7 years ago
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New home has leaking/cracked tiles on terrace built over garage
Comments (7)When you buy a foreclosure, you are taking on someone else's problems. Sorry to hear about your situation. This is a major issue that requires a thorough solution. There is no easy fix. Be careful of hiring anyone who claims to have a simple solution. Be wary of any professional who claims anything different from what I'm about to tell you. I did one of these last year. The circumstances were identical to yours: foreclosure, patio above the garage, leaks inside, mold, low budget, and many professionals with different opinions. The patio was a thin slab poured over plywood, conventional framing, no waterproofing. It sloped toward the front wall (away from the house) but the water was entering where the slab met the wall, and pouring onto the sheetrock ceiling in the garage. For us to fix this problem cost about $5K. It was major work but we kept the cost as low as possible. The homeowner found a skilled handyman to do much of the demolition. Here is what it took: 1. Remove all sheetrock from the ceiling below. This will allow the professionals to see the problem. Right now you are getting different answers because they are guessing about things they can't see. 2. All structural members need to dry out. Any ones with rot must be replaced. We timber-shored the upper level of the house and rebuilt 2 of the garage walls, plus some of the joists supporting the patio. The stucco had to be taken off for this. Replace the stucco promptly, as soon as the framing is complete. 3. Fix the slope of the patio. I packed a mortar bed over the slab. The tiles have to be removed, of course. 4. Waterproof the patio befor laying tile. Make sure the side where the water runs off is flashed and waterproofed to the gutter, or rain channel. If the water just runs off and down the side wall, fix this. At a minimum there should be a drip edge. Water running off a horizontal surface and down an exterior wall is likely to enter the wall cavity. For waterproofing under tile, I use Schluter Kerdi and Ditra. I like the Schluter products because they are specifically designed for tile. Torch down roofing is also a good choice, for under a deck. Cope the membrane at least 6" up the side walls (where the patio meets wall) 5. leave the ceiling open and check the membrane is doing its job, before laying tile. I know you asked if there is anything you can do, other than tearing everything out. Sorry to say, the answer is "no" Anything else will be a waste of time and money. Because your problem is identical to one we fixed last year, I thought detailed instructions may be helpful. We had some serious rain and flooding in December and I am happy to say the problem is 100% resolved. I talk to the homeowner and her handyman frequently, plus I have been back to the house for other jobs. No more leaks....See Morehelp designing a garage/bedroom side addition for split entry home
Comments (13)Would you husband be opposed to a tandem garage? With a good architect and builder and of course $$$ you could build on and have a side facing garage. The garage would still fit 4 cars, but just tandem through the new garage into the old garage. They can fill in the current garage door and make it look like it is part of the house and not just a filled in garage door. Remove the old driveway and re-landscape. And your house would not look like all garage....See MoreWhere to start? Two homes, side by side for extended family.
Comments (27)I also don't understand the need for "next door". In our neighborhood, there are homes of several different sizes. A MIL could easily live a few houses down, or a street over--and have her 1200-1400 sq feet; while my family resides in a larger, family home. Why next door? Within a few blocks urban, or a half mile suburban is easily accessed? I would definitely not want to create a home situation that ended up not working for the physical/emotional needs of all involved; or, had very difficult resale potential. My widowed father lives 7 min. from me. We visit each other all the time. It also gives us each room to live our lives. If he wants to live closer, there are options. When he wants assisted living, we won't have to worry about selling an odd property to get him there. I get that our desires are not the same as others' may be. But is there a specific reason for next door? that may help forum members shape their advice....See MoreRemove door between house & attached garage for improved kitchen?
Comments (34)If we could possibly stay on topic it would be greatly appreciated. Paperwork has all been finalized and signed. Everything there is good. I was not aware that this would continually cause the conversation to go off track or I wouldn’t have mentioned it. @Curtis Roff: Unfortunately, this happens in 99% of the discussions that certain people involve themselves in. (And several of these “people” are actually just one person who has created multiple accounts, both with and without the “pro” designation. How’s that for creepy?) My advice would be to completely ignore the absurd/off-track/presumptive/condescending/snide/sarcastic/accusatory “noise” if you can, and only engage with those who are courteous and offer thoughtful feedback. Oh: And don’t let the PRO label fool you. True professionals don’t try to keep their identities (first AND last name, phone number, address, etc.) a secret, nor do they provide fake contact information and/or credentials on their profile page. They also don’t hide behind ironic or clever (to them) profile photos and usernames. It disgusts me that I even felt the need to write what I just did, but the behaviors exhibited by the people that prompted me to write it disgust me even more. Anyway, now that I have taken the conversation even further off-track (sorry about that), I’d be glad to help you — even if it’s through DM (as I have done with so many others whose discussions have devolved into a nonsensical mess)....See Moresunnyca_gw
7 years agogbillan
7 years agogeoffrey_b
7 years agogbillan
7 years agolast modified: 7 years agojemdandy
7 years agogbillan
7 years agogeoffrey_b
7 years agoSaltiDawg
7 years agolast modified: 7 years agotoxcrusadr
7 years ago
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