All About Garages

Garages are similar to houses in many ways. Problems with the garage framing, roofing and siding for example, are addressed the same way as house problems. People's attitudes and expectations with respect to garages, however, vary dramatically. Normally, the garage is lower quality than the house, and in poorer condition. Consequently, the necessity for repairs is far more subjective.

Detached Garages

Detached wood-frame garages commonly have a somewhat unique problem - the absence of foundations and footings. These garages often have wood frame walls sitting directly on or very close to the soil. The garage itself may heave with frost action, but more importantly, the bottoms of the wood walls usually rot and the garage begins to lean. In the early stages this leads to misalignment of the overhead door, and over the long term, to structural failure.

Corrective action includes straightening the structure and replacing the bottoms of the wood wall system, with masonry typically. Depending on the overall condition of the garage, it may be more cost effective to remove and rebuild it.

Garage Floors

Minor cracks in garage floor slabs are common. Serious cracks and/or settling may indicate structural problems, but more commonly indicate an improper base below the concrete. Concrete floors should be a minimum of three inches thick.

Some garages are designed with a room below the area where the car is parked. These garages are sometimes of heavy timber construction or the floor slab is of steel and concrete. It is impossible from a visual inspection to determine whether these types of floor systems are properly designed. If they are of concrete and steel construction, salt penetration during the winter months can rust the structural steel and spall the concrete. The problems are similar to those of large multi-story parking garages. A specialist is required to investigate these. Generally, the surfaces of these floors should be treated to prevent moisture penetration into the concrete.

Wood floors (even heavy timber) can rot or decay from wood-boring insects. Mechanical damage and fire damage can also weaken these systems. In any garage with a suspended floor system, a structural engineer should be engaged to determine its safety.

Proper Drainage

Garage floors should be sloped to drain water out of the garage. If this is not possible, a drain should be provided. Often, drains in garages are neglected and are plugged, broken, or undersized. Settlement of garage floor slabs may affect the drainage so that water will not flow out.

Garage Doors

Garage doors are typically constructed of wood, hard-board, aluminum or steel. There are a variety of ways in which garage doors can open; however, over-head sectional doors are preferred.

The most common problems with garage doors relate to hardware. Hinges, tracks, springs, and counterweight systems often require adjustment. Garages which have settled, resulting in a door frame which is out of square, contribute to the problem.

The bottom edges of wood garage doors tend to rot while the bottom edges of steel doors rust. The decision to repair or replace is somewhat subjective.

Garge Door Openers

Garage door openers sometimes fail due to misalignment of the garage door or track. Some jurisdictions require that the opener be plugged into an electrical outlet not more than six feet from the opener.

All garage door opening devices should have a safety feature which automatically reverses the door if it strikes something while closing. This feature reduces the risk of injury. Garage door openers equipped with this feature have a sensitivity adjustment. It is often set incorrectly.