Water on garage floor - any thoughts?

[Guest guest]

Can water 'wick' up from below ground through concrete floor? Someone

asked me why my garage floor was so wet recently. I had noticed it

before and always brush it off as having probably come from my car

tires or something in engine like air conditioning or condensation

from an engine part. However this time car wasn't in garage all day

since I put it out so we could work in garage. It was raining outside

but no direct leak from driveway (which does run downhill) to garage

because of bump water has to get over and usually can't unless it is

raining very hard. We weren't walking out and back in again. It

stayed wet for hours after rain stopped. I have decided I would not

park in garage for awhile and check on garage floor from time to time,

dry days and wet days to see if I can figure it out. I have heard of

water wicking up, however I never thought it would apply to concrete.

Does anyone know if water can wick up through concrete?

Garage is a part of house basement, although it sits about 5 inches

lower than basement floor, and sits at the bottom of a downhill

driveway.

Thanks,

Barb

Reader here, not AI professional

[Guest guest]

Barb

Yes, water sure does wick up through concrete, although that may not be what

you saw. If it had been raining for hours the relative humidity of the air

would have been close to 100% and, if the garage floor was significantly

colder than the air, condensation would have occurred onto the top of the

concrete.

Someone else referred to the great test for such things; place a sheet of

plastic over the floor and see if the water shows up on the top or bottom of

the plastic. If the top is wet, then the moisture came from the air. If the

bottom is wet, the water came up through the concrete. If both top and

bottom are wet, welcome to the real world; where both may be happening and

we look for one simple answer to a problem with multiple answers.

Jim H. White SSAL

Water on garage floor - any thoughts?

> Can water 'wick' up from below ground through concrete floor? Someone

> asked me why my garage floor was so wet recently. I had noticed it

> before and always brush it off as having probably come from my car

> tires or something in engine like air conditioning or condensation

> from an engine part. However this time car wasn't in garage all day

> since I put it out so we could work in garage. It was raining outside

> but no direct leak from driveway (which does run downhill) to garage

> because of bump water has to get over and usually can't unless it is

> raining very hard. We weren't walking out and back in again. It

> stayed wet for hours after rain stopped. I have decided I would not

> park in garage for awhile and check on garage floor from time to time,

> dry days and wet days to see if I can figure it out. I have heard of

> water wicking up, however I never thought it would apply to concrete.

> Does anyone know if water can wick up through concrete?

> Garage is a part of house basement, although it sits about 5 inches

> lower than basement floor, and sits at the bottom of a downhill

> driveway.

> Thanks,

> Barb

> Reader here, not AI professional

>

>

>

>

>

>

>

> FAIR USE NOTICE:

>

> This site contains copyrighted material the use of which has not always

> been specifically authorized by the copyright owner. We are making such

> material available in our efforts to advance understanding of

> environmental, political, human rights, economic, democracy, scientific,

> and social justice issues, etc. We believe this constitutes a 'fair use'

> of any such copyrighted material as provided for in section 107 of the US

> Copyright Law. In accordance with Title 17 U.S.C. Section 107, the

> material on this site is distributed without profit to those who have

> expressed a prior interest in receiving the included information for

> research and educational purposes. For more information go to:

> http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use

> copyrighted material from this site for purposes of your own that go

> beyond 'fair use', you must obtain permission from the copyright owner.

>

[Guest guest]

Dear Barb,

Imagine the house and garage foundation as being a poured concrete container designed to contain and support the house that sits above it. The poured container can be porous if it has not been adequately waterproofed. Further, if the foundation becomes cracked water can be forced through that crack when the ground adjacent to the house become water soaked.

If the foundation is poured into a hole in the ground [an excavation] the interior surface of the foundation will often weep moisture where it was not adequately waterproofed when there is sufficient exterior water pressure due to the ground becoming water saturated.

The garage you describe commonly is moisture laden due to it being below ground level and the concrete foundation being in a pool of ground water when the ground becomes saturated. The first thing I'd do is make sure the building roof is adequately guttered and the downspouts lead the roof water as far away from the house as possible.

Over the years I have installed several dry wells designed to protect basements from roof water building pressure against the foundations.

To illustrate the problem of roof water and its relationship to concrete basements imagine a two inch rainfall. Such might normally be absorbed in 18 inches of ground. However that two inches of rain falling on the roof will drain to the ground immediately adjacent to the house where too often it will seep next to the foundation and in effect create a water pool surrounding the foundation. The height of ground above the bottom of the foundation will support a column of water and create pressure. That pressure can in time allow ground water [really the roof water] to weep through the concrete. You mention wicking and I call it weeping.. The difference is wicking is a capillary action while weeping or seeping a pressure action. If your garage floor is wet or damp after rain has soaked the ground the cause is most likely a water pressure problem. That is: The water in the ground above the garage floor is forcing dampness through the concrete. My solution would be to reduce the water pressure.. that is get rid of the roof water!!!!

Ken

Water on garage floor - any thoughts?

Can water 'wick' up from below ground through concrete floor? Someone asked me why my garage floor was so wet recently. I had noticed it before and always brush it off as having probably come from my car tires or something in engine like air conditioning or condensation from an engine part. However this time car wasn't in garage all day since I put it out so we could work in garage. It was raining outside but no direct leak from driveway (which does run downhill) to garage because of bump water has to get over and usually can't unless it is raining very hard. We weren't walking out and back in again. It stayed wet for hours after rain stopped. I have decided I would not park in garage for awhile and check on garage floor from time to time, dry days and wet days to see if I can figure it out. I have heard of water wicking up, however I never thought it would apply to concrete. Does anyone know if water can wick up through concrete?Garage is a part of house basement, although it sits about 5 inches lower than basement floor, and sits at the bottom of a downhill driveway. Thanks,BarbReader here, not AI professionalFAIR USE NOTICE:This site contains copyrighted material the use of which has not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democracy, scientific, and social justice issues, etc. We believe this constitutes a 'fair use' of any such copyrighted material as provided for in section 107 of the US Copyright Law. In accordance with Title 17 U.S.C. Section 107, the material on this site is distributed without profit to those who have expressed a prior interest in receiving the included information for research and educational purposes. For more information go to: http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond 'fair use', you must obtain permission from the copyright owner.

[Guest guest]

Yes it can wick through concrete which is why there is a damp proof

course (layer of polythene) laid under the slab before the concrete

pour. In my part of the world a DPC isn't mandatory under garages. Or

it could be the DPC was damaged. It can be rectified by placing a new

DPC on top of existing slab with a thin 50mm topping of concrete above

that.

Dr Robyn Phipps

Institute of Technology and Engineering 456

Massey University

Private Bag 11 222

Palmerston North

New Zealand

DD ++ 64 6 350 5107

Fax ++ 64 6 350 5604

Water on garage floor - any thoughts?

Can water 'wick' up from below ground through concrete floor? Someone

asked me why my garage floor was so wet recently. I had noticed it

before and always brush it off as having probably come from my car

tires or something in engine like air conditioning or condensation

from an engine part. However this time car wasn't in garage all day

since I put it out so we could work in garage. It was raining outside

but no direct leak from driveway (which does run downhill) to garage

because of bump water has to get over and usually can't unless it is

raining very hard. We weren't walking out and back in again. It

stayed wet for hours after rain stopped. I have decided I would not

park in garage for awhile and check on garage floor from time to time,

dry days and wet days to see if I can figure it out. I have heard of

water wicking up, however I never thought it would apply to concrete.

Does anyone know if water can wick up through concrete?

Garage is a part of house basement, although it sits about 5 inches

lower than basement floor, and sits at the bottom of a downhill

driveway.

Thanks,

Barb

Reader here, not AI professional

FAIR USE NOTICE:

This site contains copyrighted material the use of which has not always

been specifically authorized by the copyright owner. We are making such

material available in our efforts to advance understanding of

environmental, political, human rights, economic, democracy, scientific,

and social justice issues, etc. We believe this constitutes a 'fair use'

of any such copyrighted material as provided for in section 107 of the

US Copyright Law. In accordance with Title 17 U.S.C. Section 107, the

material on this site is distributed without profit to those who have

expressed a prior interest in receiving the included information for

research and educational purposes. For more information go to:

http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use

copyrighted material from this site for purposes of your own that go

beyond 'fair use', you must obtain permission from the copyright owner.

[Guest guest]

Barb,

Yes, water can easily wick up through concrete. You can also have condensation

occurring if the surface temperature of the concrete is below the dew point

temperature. In general, water moves from wet to dry and hot to cold.

Curtis Redington, RS

Environmental Quality Specialist

City of Wichita Dept. of Environmental Health

Water on garage floor - any thoughts?

Can water 'wick' up from below ground through concrete floor? Someone

asked me why my garage floor was so wet recently. I had noticed it

before and always brush it off as having probably come from my car

tires or something in engine like air conditioning or condensation

from an engine part. However this time car wasn't in garage all day

since I put it out so we could work in garage. It was raining outside

but no direct leak from driveway (which does run downhill) to garage

because of bump water has to get over and usually can't unless it is

raining very hard. We weren't walking out and back in again. It

stayed wet for hours after rain stopped. I have decided I would not

park in garage for awhile and check on garage floor from time to time,

dry days and wet days to see if I can figure it out. I have heard of

water wicking up, however I never thought it would apply to concrete.

Does anyone know if water can wick up through concrete?

Garage is a part of house basement, although it sits about 5 inches

lower than basement floor, and sits at the bottom of a downhill

driveway.

Thanks,

Barb

Reader here, not AI professional

FAIR USE NOTICE:

This site contains copyrighted material the use of which has not always been

specifically authorized by the copyright owner. We are making such material

available in our efforts to advance understanding of environmental, political,

human rights, economic, democracy, scientific, and social justice issues, etc.

We believe this constitutes a 'fair use' of any such copyrighted material as

provided for in section 107 of the US Copyright Law. In accordance with Title 17

U.S.C. Section 107, the material on this site is distributed without profit to

those who have expressed a prior interest in receiving the included information

for research and educational purposes. For more information go to:

http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted

material from this site for purposes of your own that go beyond 'fair use', you

must obtain permission from the copyright owner.

[Guest guest]

Ken,

I do have all gutters running down house and into a ground system

that takes them away from house. HOWEVER, driveway leading up to

garage is in bad shape, many holes and blacktop missing from around

drain at bottom of drive could be allowing water that comes down

driveway (driveway is downhill -with retaining walls on either side-

into garage). Also I had new solid concrete wall poured on side of

garage because previous one was ruined by large tree next to it and

AFTER I had it poured someone said to me that new concrete doesn't

adhere to old so said water will eventually finds it's way 'around'

wall. I should have hired a construction engineer for advice. You

can spend so much money and just creat a new style of problem by

these " waterproofing companies " . I had them twice and both now

obviously just cost alot but didn't solve the real problem. I will

probably have to patch driveway blacktop or pour new top on it and

also make a drainage system in garage with sump pump to connect it

to outside gutter system. But I'd like to take the

two " waterproofing experts " that did work and hold them upside down

until all the money I paid them comes falling out of their pockets.

I had at least 12 different waterproofing companies come and bid

because I knew doing the right thing for foundation would be

important (and expensive perhaps). However they all said the same

thing, sump pump, one the new wall and none of it turned out to help

the moldy walls (just took the little bit of clean water that

occasionally ran across the floor off the floor and that small

amount of water into sump pump that hardly ever runs). Now I

realize that living up in the hills, I should not need a sump pump

since that is just for water near house you can't do anything about,

ground water source. Up on a hilltop, shouldn't need a sump pump,

outside needs repairing and noone wanted to do the work, it is

harder because you have to work around the weather.

Well, that is what I needed to know if there is alot of water

underneath garage floor can it cause wetness on garage floor and you

are saying yes. There aren't puddles but just wet concrete when no

water coming in 'on top of driveway' from anywhere and no car or

person dragging it in on their feet. Two days after it stopped

raining, garage floor is now dry but it took a day after it stopped

raining to dry out. This house has sooooooooo many problems!!

> Dear Barb,

>

> Imagine the house and garage foundation as being a poured concrete

container designed to contain and support the house that sits above

it. The poured container can be porous if it has not been

adequately waterproofed. Further, if the foundation becomes cracked

water can be forced through

[Guest guest]

Jim,

I was sure hoping people would be saying the opposite but I'm afraid

this is what I was afraid I'd hear. There are plenty of reasons why

their could be too much water underneath floor but before trying to

remedy that, I will do test and hope the water is on top!!! Thanks

for the suggestion. I have large roll of plastic here I can cut a

piece from.

> Barb

> Yes, water sure does wick up through concrete, although that may not

be what

> you saw. If it had been raining for hours the relative humidity of

the

[Guest guest]

Barb,

Yes, water can and does wick up through concrete. Concrete is

porous. Of course, it will also make it's way up through small, almost

invisible cracks as well, but cracks aren't necessary, only sufficient

hydrostatic pressure, with the water seeking to equalize it's own level.

If you look outside while this is happening, there's a good chance that

you'll see water elsewhere in your yard at the same elevation, and/or;

there could be an underground spring beneath your garage.

Chuck Reaney

_____________________________________________

Alpha Environmental, Inc.

Indoor Air Quality & Environmental Consulting

624 W. St. s Dr.

Media, PA 19063

Phone: Fax:

_____________________________________________

[Guest guest]

Royn,

Thanks. The house was built in 1938 and I think the garage was cut

out from a portion of the basement about ten years later, 1948. I

don't know if layer of polythene was used then. Also there is old

clay piping too which may have broken up since then. I know it

broke up under drive and had to be replaced with PVC piping which we

did about 10 years ago. I have a huge Maple tree and used to have

two only about 10 feet from the house which has roots that have done

alot of damage to foundation and also the old clay sewer piping. It

may be that needs fixing. The house is breaking me. I'd like to

move rather than fix it but I'm sure any buyer will take off twice

as much money as it will actually cost to fix so I'll probably try

to solve it. I wasn't going to stay here long but so busy fixing

the place, I'll probably die here someday not finished with repairs.

I might consider the below suggestion but I also have to solve

reason for water under house as it wasn't doing this before this

year and I've lived here 15 years.

> Yes it can wick through concrete which is why there is a damp proof

> course (layer of polythene) laid under the slab before the concrete

> pour. In my part of the world a DPC isn't mandatory under

garages. Or

> it could be the DPC was damaged. It can be rectified by placing a

new

> DPC on top of existing slab with a thin 50mm topping of concrete

above

> that.

>

>

>

> Dr Robyn Phipps

> Institute of Technology and Engineering 456

> Massey University

> Private Bag 11 222

> Palmerston North

> New Zealand

>

> DD ++ 64 6 350 5107

> Fax ++ 64 6 350 5604

>

>

[Guest guest]

Dear Robyn:

Interesting suggestion. What thickness of polyethylene to you recommend for

this DPC application, and, have there been any failures due to high hydrostatic

pressures in the records?

Sincerely,

Bearg

Building Scientist

Concord, MA

Yes it can wick through concrete which is why there is a damp proof

course (layer of polythene) laid under the slab before the concrete

pour. In my part of the world a DPC isn't mandatory under garages. Or

it could be the DPC was damaged. It can be rectified by placing a new

DPC on top of existing slab with a thin 50mm topping of concrete above

that.

Dr Robyn Phipps

Institute of Technology and Engineering 456

Massey University

Private Bag 11 222

Palmerston North

New Zealand

DD ++ 64 6 350 5107

Fax ++ 64 6 350 5604

Water on garage floor - any thoughts?

Can water 'wick' up from below ground through concrete floor? Someone

asked me why my garage floor was so wet recently. I had noticed it

before and always brush it off as having probably come from my car

tires or something in engine like air conditioning or condensation

from an engine part. However this time car wasn't in garage all day

since I put it out so we could work in garage. It was raining outside

but no direct leak from driveway (which does run downhill) to garage

because of bump water has to get over and usually can't unless it is

raining very hard. We weren't walking out and back in again. It

stayed wet for hours after rain stopped. I have decided I would not

park in garage for awhile and check on garage floor from time to time,

dry days and wet days to see if I can figure it out. I have heard of

water wicking up, however I never thought it would apply to concrete.

Does anyone know if water can wick up through concrete?

Garage is a part of house basement, although it sits about 5 inches

lower than basement floor, and sits at the bottom of a downhill

driveway.

Thanks,

Barb

Reader here, not AI professional

FAIR USE NOTICE:

This site contains copyrighted material the use of which has not always

been specifically authorized by the copyright owner. We are making such

material available in our efforts to advance understanding of

environmental, political, human rights, economic, democracy, scientific,

and social justice issues, etc. We believe this constitutes a 'fair use'

of any such copyrighted material as provided for in section 107 of the

US Copyright Law. In accordance with Title 17 U.S.C. Section 107, the

material on this site is distributed without profit to those who have

expressed a prior interest in receiving the included information for

research and educational purposes. For more information go to:

http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use

copyrighted material from this site for purposes of your own that go

beyond 'fair use', you must obtain permission from the copyright owner.

[Guest guest]

Until last year, I was living in a house in Los Angeles with a detached

garage built on a hillside with a concrete floor below the level of the

ground. Surrounding the floor on three sides were concrete retaining walls.

We never experienced water coming up from below, because we were above the

ground water table. But after heavy rains, we frequently experienced water

seeping in through the walls, especially where water flowed downhill and

accumulated at the walls.

Some solutions I read about include (1) coating the outside of walls with

asphalt, (2) banking earth against the walls so that water flows away before

reaching the wall,

and (3) installing french drains with perforated pvc pipe covered with nylon

sleeves to keep sediment out. If the last option is chosen, the drains can

be installed near the walls and below the level of the garage floor, thus

draining off the water from below before it reaches the floor level. In

order for the latter to work, the drains would have to be sloped downhill

from the garage floor.

Norm Gauss

[Guest guest]

From the far north;

Our builders use 6 mil poly, as it is on site for the air barrier anyway.

If the hydrostatic pressure is high enough to break the slab (that can

occasionally happen) then diffusion of water through the slab will not

relieve pressure fast enough to prevent the break=up.

Jim H. White SSAL

RE: Water on garage floor - any thoughts?

> Dear Robyn:

>

> Interesting suggestion. What thickness of polyethylene to you recommend

> for this DPC application, and, have there been any failures due to high

> hydrostatic pressures in the records?

>

> Sincerely,

>

> Bearg

> Building Scientist

> Concord, MA

>

>

>

>

>

>

>

> FAIR USE NOTICE:

>

> This site contains copyrighted material the use of which has not always

> been specifically authorized by the copyright owner. We are making such

> material available in our efforts to advance understanding of

> environmental, political, human rights, economic, democracy, scientific,

> and social justice issues, etc. We believe this constitutes a 'fair use'

> of any such copyrighted material as provided for in section 107 of the US

> Copyright Law. In accordance with Title 17 U.S.C. Section 107, the

> material on this site is distributed without profit to those who have

> expressed a prior interest in receiving the included information for

> research and educational purposes. For more information go to:

> http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use

> copyrighted material from this site for purposes of your own that go

> beyond 'fair use', you must obtain permission from the copyright owner.

>

[Guest guest]

If I did below outside, do I buy a 'nylon sleeve' or make it somehow.

I've seen the perforated pvc at Home Depot but not nylon sleeves.

3) installing french drains with perforated pvc pipe covered with nylon

> sleeves to keep sediment out. If the last option is chosen, the

drains can

> be installed near the walls and below the level of the garage floor,

thus

> draining off the water from below before it reaches the floor

level. In

> order for the latter to work, the drains would have to be sloped

downhill

> from the garage floor.

[Guest guest]

Yes, water can wick up through a concrete floor.

The wicking height of concrete is about 20 stories, but more interestingly

if the water table (or perched water) is touching the bottom of the

concrete, you'll get a noticeable amount.

Water on the garage floor was the first sign of trouble at my " sick

house " , but that situation was no doubt a great deal more complicated than

yours.

How is the drainage around your house and garage? And does the soil

percolate, or does water have to evaporate or run off?

Steve

stevec@...

(just a homeowner, not an iaq professional)

------------------------------------------

Date: Sun, 15 May 2005 19:19:23 -0000

Subject: Water on garage floor - any thoughts?

Can water 'wick' up from below ground through concrete floor? Someone

asked me why my garage floor was so wet recently. I had noticed it

before and always brush it off as having probably come from my car

tires or something in engine like air conditioning or condensation

from an engine part. However this time car wasn't in garage all day

since I put it out so we could work in garage. It was raining outside

but no direct leak from driveway (which does run downhill) to garage

because of bump water has to get over and usually can't unless it is

raining very hard. We weren't walking out and back in again. It

stayed wet for hours after rain stopped. I have decided I would not

park in garage for awhile and check on garage floor from time to time,

dry days and wet days to see if I can figure it out. I have heard of

water wicking up, however I never thought it would apply to concrete.

Does anyone know if water can wick up through concrete?

Garage is a part of house basement, although it sits about 5 inches

lower than basement floor, and sits at the bottom of a downhill

driveway.

Thanks,

Barb

Reader here, not AI professional

[Guest guest]

My own " sick house " experience was that the plastic under the slab was

completely useless, just concentrated the water to wick up the stemwalls

and around the plumbing. Codes had just required the plastic around the

time that house was built (circa 1993). The plastic just reduces the

symptoms of poor drainage...until it rains a little more and the water

comes up through the carpet.

Steve

stevec@...

-------------------------------------------------------------------

Message: 6

Date: Mon, 16 May 2005 13:26:46 +1200

Subject: RE: Water on garage floor - any thoughts?

Yes it can wick through concrete which is why there is a damp proof course

(layer of polythene) laid under the slab before the concrete pour. In my

part of the world a DPC isn't mandatory under garages. Or it could be the

DPC was damaged. It can be rectified by placing a new DPC on top of

existing slab with a thin 50mm topping of concrete above that.

Dr Robyn Phipps

Institute of Technology and Engineering 456

Massey University

Private Bag 11 222

Palmerston North

New Zealand

DD ++ 64 6 350 5107

Fax ++ 64 6 350 5604

[Guest guest]

My condominium association hired a contractor to install french drains in a

number of places on our property. He showed me the nylon sleeves, which he

said were made specifically for that purpose. I think he got them from a

local contractor's supply company. Ask around in your community. You

should be able to locate a supplier.

Norm G.

Re: Water on garage floor - any thoughts?

> If I did below outside, do I buy a 'nylon sleeve' or make it somehow.

> I've seen the perforated pvc at Home Depot but not nylon sleeves.

>

>

> 3) installing french drains with perforated pvc pipe covered with nylon

> > sleeves to keep sediment out. If the last option is chosen, the

> drains can

> > be installed near the walls and below the level of the garage floor,

> thus

> > draining off the water from below before it reaches the floor

> level. In

> > order for the latter to work, the drains would have to be sloped

> downhill

> > from the garage floor.

>

>

>

>

>

>

>

>

> FAIR USE NOTICE:

>

> This site contains copyrighted material the use of which has not always

been specifically authorized by the copyright owner. We are making such

material available in our efforts to advance understanding of environmental,

political, human rights, economic, democracy, scientific, and social justice

issues, etc. We believe this constitutes a 'fair use' of any such

copyrighted material as provided for in section 107 of the US Copyright Law.

In accordance with Title 17 U.S.C. Section 107, the material on this site is

distributed without profit to those who have expressed a prior interest in

receiving the included information for research and educational purposes.

For more information go to: http://www.law.cornell.edu/uscode/17/107.shtml.

If you wish to use copyrighted material from this site for purposes of your

own that go beyond 'fair use', you must obtain permission from the copyright

owner.

>

[Guest guest]

Could anyone refer me to a good reference document for citing how quickly materials that have been dampened by water leaks should be dried out to prevent mold growth? (48, 72 hours?)

Alice FreundIndustrial HygienistMount Sinai School of MedicineDepartment of Community and Preventive Medicine1 Gustave Levy PlaceBox 1057NY, NY 10029Phone: Fax:alice.freund@...

Re: Water on garage floor - any thoughts?

If I did below outside, do I buy a 'nylon sleeve' or make it somehow. I've seen the perforated pvc at Home Depot but not nylon sleeves.

3) installing french drains with perforated pvc pipe covered with nylon

> sleeves to keep sediment out. If the last option is chosen, the drains can

> be installed near the walls and below the level of the garage floor, thus

> draining off the water from below before it reaches the floor level. In

> order for the latter to work, the drains would have to be sloped downhill

> from the garage floor.

[Guest guest]

Barb,

Water can easily wick through concrete. The area around the house may need

to be regraded or it might be possible to to apply a low VOC waterproofing

sealer to the floor. Be careful with the sealers as many of them are not

suitable for floors but walls only.

Ian

>

>Reply-To: iequality

>To: iequality

>Subject: Water on garage floor - any thoughts?

>Date: Sun, 15 May 2005 19:19:23 -0000

>

>Can water 'wick' up from below ground through concrete floor? Someone

>asked me why my garage floor was so wet recently. I had noticed it

>before and always brush it off as having probably come from my car

>tires or something in engine like air conditioning or condensation

>from an engine part. However this time car wasn't in garage all day

>since I put it out so we could work in garage. It was raining outside

>but no direct leak from driveway (which does run downhill) to garage

>because of bump water has to get over and usually can't unless it is

>raining very hard. We weren't walking out and back in again. It

>stayed wet for hours after rain stopped. I have decided I would not

>park in garage for awhile and check on garage floor from time to time,

>dry days and wet days to see if I can figure it out. I have heard of

>water wicking up, however I never thought it would apply to concrete.

>Does anyone know if water can wick up through concrete?

>Garage is a part of house basement, although it sits about 5 inches

>lower than basement floor, and sits at the bottom of a downhill

>driveway.

>Thanks,

>Barb

>Reader here, not AI professional

>

>

>

>

_________________________________________________________________

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[Guest guest]

barb

there are a couple of products on the market that i would use vice trying to use the pvc. there is 4" ads piping (hard black plastic piping) that works like a charm and comes with a sleeve or sock on it. relatively inexpessive as well. i see way to often folks that use the pvc and continue to have problems because the system fails in a short period of time. the ads is easier to use because if you have to wrap a corner the pipe is flexible enough to gradually get around the corner, rather than having to attach a 90 degree angle like you would with pvc. i would recommend digging the perimeter where you are seeing the water, like you said you have done. expose the footer and place the pipe against and just below the footer. back fill the trench with some clean stone, line trench with 6mil plastic and pour some new concrete. depending on what kind of foundation walls you have, there are a couple of other options as well.

run all the piping to a sump pit and get that darn water out of garage. if you looking for a good pump, i would recommend a zoeller. i like using the 1/2 hp ones, but i hear the 1/3 hp ones do the job just as well. hope this helped a little.

marc brennerbarb1283 wrote:

If I did below outside, do I buy a 'nylon sleeve' or make it somehow. I've seen the perforated pvc at Home Depot but not nylon sleeves. 3) installing french drains with perforated pvc pipe covered with nylon> sleeves to keep sediment out. If the last option is chosen, the drains can> be installed near the walls and below the level of the garage floor, thus> draining off the water from below before it reaches the floor level. In> order for the latter to work, the drains would have to be sloped downhill> from the garage floor.FAIR USE NOTICE:This site contains copyrighted material the use of which has not always been specifically authorized by the copyright owner. We are making

such material available in our efforts to advance understanding of environmental, political, human rights, economic, democracy, scientific, and social justice issues, etc. We believe this constitutes a 'fair use' of any such copyrighted material as provided for in section 107 of the US Copyright Law. In accordance with Title 17 U.S.C. Section 107, the material on this site is distributed without profit to those who have expressed a prior interest in receiving the included information for research and educational purposes. For more information go to: http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond 'fair use', you must obtain permission from the copyright owner. __________________________________________________

[Guest guest]

Generally 24 -48 hours.

The IICRC’s S500 (Institute of Inspection Cleaning and Restoration)

states:

“If a water-damaged

environment is not promptly and properly restored,

many environmental microbes, such

as odor-causing bacteria (e.g., actinomycetes)

and fungi (e.g., Aspergillus and Penicillium molds) will colonize, grow and amplify

on building materials. These

microbes will eventually contaminate the indoor air

and create health risks for those

who live and/or work there.”

Best Regards,

Stacey Champion

Owner/Consultant

Champion Indoor Environmental Services

PO Box 3332

Cottonwood, AZ

86326

Tel. Fax

sc@...

From: iequality [mailto:iequality ] On Behalf Of afreund222@...

Sent: Tuesday, May 17, 2005 11:36

AM

To: iequality

Subject: Re: Re: Water

on garage floor - any thoughts?

Could anyone refer me to a good reference document

for citing how quickly materials that have been dampened by water leaks should

be dried out to prevent mold growth? (48, 72 hours?)

Alice Freund

Industrial Hygienist

Mount Sinai School of Medicine

Department of Community and Preventive Medicine

1 Gustave Levy Place

Box 1057

NY, NY

10029

Phone:

Fax:

alice.freund@...

Re: Water on garage floor - any thoughts?

If I did below

outside, do I buy a 'nylon sleeve' or make it somehow.

I've seen the

perforated pvc at Home Depot but not nylon sleeves.

3) installing

french drains with perforated pvc pipe covered with nylon

> sleeves to

keep sediment out. If the last option is chosen, the

drains can

> be installed

near the walls and below the level of the garage floor,

thus

> draining off

the water from below before it reaches the floor

level. In

> order for

the latter to work, the drains would have to be sloped

downhill

> from the

garage floor.

------------------------

[Guest guest]

I think I may have to use a combination of these. I think reslopping

of ground around house, patching up areas that may be leaking,

reblacktopping driveway and patching around drain at bottom of drive.

For new concrete wall poured a couple years ago without any drainage

on dirt side, perhaps a drain along it with sump pumping it out to

connect to gutter system. Unfortunately, I think all these may need

to be done. Ugh!

I appreciate everyone's input. I'm running the plastic over the floor

test now but no rain lately.

> barb

> there are a couple of products on the market that i would use vice

trying to use the pvc. there is 4 " ads piping (hard black plastic

piping) that works like a charm and comes with a sleeve or sock on

it. relatively inexpessive as well. i see way to often folks that

use the pvc and continue to have problems because

[Guest guest]

Barb

The best thong to do with roof water is to install roof gutters, downspouts

and extensions, moving the water at least 5 feet away from the house. This

is not always possible, but very helpful. You should also be sure that the

surface of the soil slopes down away from the house, in a 1 in 20 slope for

about 10 feet. this requirement is in most of Canada's building codes.

Jim H. White SSAL

Re: Water on garage floor - any thoughts?

> Okay, that's what I'll do. The plastic backup sounds like a good

> idea. Does it help to put a clay tile 'gutter' on top of the soil to

> direct hard falling rain in direction you want it to go.

> Thanks

>

>

>> Barb,

>>

>> If you are looking at rigid white or green PVC pipe with round holes

> (approx. 5/8 " ) in two parallel rows down the length of the pipe, that

> is for lateral lines (onsite sewage disposal). Instead, look for the

> rolled

>

>

>

>

>

>

>

> FAIR USE NOTICE:

>

> This site contains copyrighted material the use of which has not always

> been specifically authorized by the copyright owner. We are making such

> material available in our efforts to advance understanding of

> environmental, political, human rights, economic, democracy, scientific,

> and social justice issues, etc. We believe this constitutes a 'fair use'

> of any such copyrighted material as provided for in section 107 of the US

> Copyright Law. In accordance with Title 17 U.S.C. Section 107, the

> material on this site is distributed without profit to those who have

> expressed a prior interest in receiving the included information for

> research and educational purposes. For more information go to:

> http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use

> copyrighted material from this site for purposes of your own that go

> beyond 'fair use', you must obtain permission from the copyright owner.

>

[Guest guest]

Barb,

Ground slope around the perimeter of the home is usually sufficient. Try to

achieve 6 inches of fall from the house to a distance about ten feet out.

Guttering, with extensions on the downspouts, can be helpfull in transporting

the volume of water collected over the roof area. If your situation is unique or

particularly complicated, you may want to get an engineer (check with

environmental firms that do soil testing) to help you with design.

Curtis Redington

Re: Water on garage floor - any thoughts?

Okay, that's what I'll do. The plastic backup sounds like a good

idea. Does it help to put a clay tile 'gutter' on top of the soil to

direct hard falling rain in direction you want it to go.

Thanks

> Barb,

>

> If you are looking at rigid white or green PVC pipe with round holes

(approx. 5/8 " ) in two parallel rows down the length of the pipe, that

is for lateral lines (onsite sewage disposal). Instead, look for the

rolled

FAIR USE NOTICE:

This site contains copyrighted material the use of which has not always been

specifically authorized by the copyright owner. We are making such material

available in our efforts to advance understanding of environmental, political,

human rights, economic, democracy, scientific, and social justice issues, etc.

We believe this constitutes a 'fair use' of any such copyrighted material as

provided for in section 107 of the US Copyright Law. In accordance with Title 17

U.S.C. Section 107, the material on this site is distributed without profit to

those who have expressed a prior interest in receiving the included information

for research and educational purposes. For more information go to:

http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted

material from this site for purposes of your own that go beyond 'fair use', you

must obtain permission from the copyright owner.

[Guest guest]

Jim,

What is a 1 in 20 slope for 10 feet?

Thanks

You should also be sure that the

> surface of the soil slopes down away from the house, in a 1 in 20

slope for

> about 10 feet. this requirement is in most of Canada's building

codes.

> Jim H. White SSAL

[Guest guest]

Sloping the ground would help I'm sure. Right now it does run toward

the house in front. In the back where it slopes down foundation is

dry as it was just newly put in.

> Barb,

>

> Ground slope around the perimeter of the home is usually sufficient.

Try to achieve 6 inches of fall from the house to a distance about ten

feet out. Guttering, with extensions on the downspouts, can be

helpfull in transporting the volume of