Garage wall sometimes gets water at plate

Anonymous-0

Well-known Member
My mother bought a property on which the previous owner built a 24' by 30' garage in the backyard. There was some dirt brought in when it was built but not enough. Even though the property is 2/3 the way up a 3/4 mile long slope in town, during a heavy rain fall water will hit the bottom of the north wall. A normal rain doesn't cause a problem, but when it rains 3" - 6" over a days time too much water is forced down the backyard. Might happen once or twice during the year or not at all. The garage is built with the normal stud walls, 7/16 sheeting, and vinyl siding. I have already moved the walk-in door to the west side and filled in the opening. It was hard to keep the water from coming under the door and the threshold had rotted out. It did pretty well keeping the water out during some heavy rains last week, so I am making progress. Now I want to protect the bottom plate and lower sheeting. I think some moisture could still slip in through this area. Fortunately the plate is treated lumber. I know I could set the north wall on concrete blocks or I could pour a short concrete wall on the outside. Don't have the time and I will be selling the property anyway as my mother has passed away. Here is what I am thinking of doing. I will dig a 6 - 8 inch trench and put some treated plywood along the wall 16" up and extending into the trench. Then put a sheet of at least 4 mil plastic inside and outside of the plywood. Then put a 4" tile down in the trench draining to the south. Fill in the trench and compact. Lastly cover the plywood against the wall by laying stacked railroad ties (2 or 3 high) against it for a "landscaping look". Complete some dirt work on another side to allow the water to move away quicker so it doesn't build up. Has any one had a situation like this where you are trying to protect a wall? Any other ideas appreciated??? Thank you.
 
I had catch basins installed about 20 years ago to drain the heavy rains out to the street. My downspouts are connected it too. I have a picture somewhere and they used 4 inch plastic pipe. During that Hurricane Sandy last Oct we had 7 inches of rain. The power was off, but we had a new standby generator installed that kept the sump pump working. Hal
 

It sounds to me like between the plastic and landscape timbers that you would be trapping a lot of moisture behind in the wall. It sounds like you have slope to drain the water to, so I would concentrate on diverting the water. I would go deeper with the trench and put in the tile and some stone, then partially fill it leaving a swale for the surface water. But then, I have my own hoe and perhaps you do not.
 
Is the water due to uphill runoff or dripping off the eaves? I solved a water seeping through basement wall problem by digging a trench sloping about 45 degrees away from foundation, lining it with plastic, and putting a drain tile (plastic) along bottom - draining away from building. Back filled with coarse sand/gravel. Something similar may solve your problem. Think it"s called a french drain.
 
It is run off water. Not a water table. Not flooding. Even though there is a highway just beyond one house up the street, heavy rains sometimes go over the road gutters down through the neighborhood. Like I said things really improved when I moved the door. Sloping the driveway will really help too. I don't think much moisture will get between the railroad ties and plastic as there is a good overhang at the garage roof. Also, the railroad ties will be open to the air.
 
If it's just run off water, rent a sod cutter, and cut the sod off (if it has any). Then use the sod cutter to make a drain path, that leads the water away. If done right, no one can tell it's been done.
 

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