Fixing a Settling Garage Slab
LESLIE: Alright. Now we’ve got John in Missouri on the line with a garage question. Tell us what’s going on.
JOHN: This drainage has caused the one part of the garage slab to drop.
JOHN: And we knew it when we bought the house. It’s gotten a little worse every year. And I guess my big question is: what are my options as far as repairing it? And then, what I’ve – kind of look into – I haven’t got anybody out to look at it and give me estimates yet. Is mudjacking and curing it as opposed to just not doing anything – and then when it’s too bad, just ripping out the concrete and repouring another slab. So I guess that’s the question that I have.
TOM: The fact that you had all these contractors come out and look at the slab and look at the house and give you a whole wide range of solutions is typical. When you call somebody that’s in the concrete-repair business, they’re going to come out and recommend a concrete repair. So you were very smart to call in the independent, professional home inspector and therein got the correct advice – was simply fix the drainage and everything else will take care of itself.
JOHN: The best 500 bucks I ever spent in my life.
TOM: Exactly. So now that you fixed the drainage, you’ve got this slab that’s settled down and you’re wondering, “What do I do with it?” I would not recommend, with a garage slab, doing anything as expensive as mudjacking or anything of that nature. The cost of that procedure is not worth just trying to save the slab. That slab will break up very, very easily – surprisingly easily – with a jackhammer or even a sledgehammer, frankly.
And you would tear that out, relevel the floor, compress it, pack it properly and pour a new slab. So that’s the most cost-effective and permanent, long-term solution. Everything else would – I think would be a waste of money and very speculative.
JOHN: Thank you. I appreciate that. Like I said, I haven’t had anybody come out and really look at it yet. It’s kind of one of those ankle-biter kind of things that …
TOM: Well, here’s what’s going to happen, John. If you have somebody that’s in the mudjacking business come out there, they’re going to say, “Hey, you need mudjacking,” OK? If you have a mason come out there and he tells you to tear it out and put a new one in, I’d agree with that. I think that’s the best thing to do.
John, thanks so much for calling us at 888-MONEY-PIT.