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How to Fix Sinking Garage Foundation: The Ultimate Guide.

To fix a sinking garage foundation, hire a professional company specializing in foundation repair. Now, let’s explore the various reasons why your garage foundation may be sinking and what solutions are available to repair it.

A sinking garage foundation is a serious problem that can lead to safety hazards, structural damage, and costly repairs. The foundation of your garage is crucial to maintaining its stability, and if it’s sinking, you need to act fast to prevent further damage.

There are several reasons why your garage foundation may be sinking, such as soil erosion, poor drainage, inadequate foundation design, or unstable soil. In this article, we’ll explore different methods to fix sinking garage foundations, including helical piers, slabjacking, and underpinning. By understanding the causes of sinking garage foundations and the available solutions, you can make an informed decision about how to fix the problem.

How to Fix Sinking Garage Foundation: The Ultimate Guide.


Inspection And Evaluation

Signs Of Sinking Foundation

Sinking garage foundation can be a nightmare for any homeowner. It’s a problem that needs immediate attention before it leads to serious consequences. Here are some signs of sinking foundation:

  • Visible cracks in the walls or floors of the garage.
  • Uneven floors or sloping floors.
  • Doors and windows that don’t open or close properly.
  • Gaps between the walls and the ceiling.
  • Water leaks or moisture accumulation in the garage.

Understanding The Cause

To fix a sinking garage foundation, it’s important to understand the cause. There are several reasons why a foundation can sink:

  • Soil erosion or soil compression beneath the garage foundation can cause it to sink.
  • Poor construction or quality of materials used in the foundation.
  • Age and wear and tear of the foundation.

Inspection Procedure

Before you can fix the sinking foundation, you need to inspect and evaluate the damage. Here’s how to go about it:

  • Hire a professional structural engineer or foundation repair specialist to inspect the foundation and assess the damage.
  • The specialist will use a range of tools and techniques to determine the extent of the damage, including:
  • Laser levels to check for uneven or sloping floors.
  • Measuring tape to determine if cracks have widened over time.
  • Soil testing to check for soil properties and moisture levels.
  • Visual inspection of the garage’s interior and exterior.
  • Based on the inspection, the specialist will provide a detailed report outlining the extent of the damage, the cause of the problem, and a recommended solution.

Remember, a timely inspection of a sinking foundation can save you from much bigger and expensive problems in the future.

Foundation Repair Methods

If you’ve noticed cracks on your garage’s foundation or that it seems to be sinking, it’s time to take action. Foundation repair is your best bet, and there are a few methods available to choose from. In this section, we will look at some of the most common.

Common Repair Methods

Here are the most common foundation repair methods:

  • Piering: This involves installing piers to support your garage foundation. Piering is the best method for homes with foundation issues, and it’s ideal for fixing sinking garage foundations.
  • Slabjacking: This method involves lifting the concrete slab back to its original position. Slabjacking is suitable for minor issues like uneven garage floors or small cracks.
  • Sinking foundation repair: This method involves using shims to level your foundation.

It’s a suitable method for addressing smaller issues with foundation sinking.

  • Underpinning: Underpinning is the process of strengthening and stabilizing your garage foundation by extending it deeper into the soil. It is suitable for foundation issues caused by soil instability.

Comparison Between Methods

While all these methods can repair a sinking garage foundation, they differ in terms of cost, time, and effectiveness. Here’s a brief comparison of the methods:

  • Piering: This method is the most effective but also the most expensive. It involves digging underneath the foundation and installing piers, which makes it the most time-consuming process.
  • Slabjacking: It is the fastest method and the most affordable. It involves pumping grout underneath the foundation, quickly raising it back to its original position.
  • Sinking foundation repair: It is a fast and affordable method that involves using shims to level your foundation. It’s suitable for addressing minor issues with foundation sinking.
  • Underpinning: This method is the most effective when dealing with soil instability but can be time-consuming and expensive. It’s the most complicated of all foundation repair methods.

Choosing the right foundation repair method for your garage will depend on the extent of the issue and your budget. Being aware of the different methods available and their pros and cons can help you make an informed decision.

Diy Foundation Repair

Precautions Before Starting

Diy garage foundation repair is no simple task, and there are several necessary precautions you should take before you start.

  • First, inspect the damage done to your garage foundation. If it’s severely damaged or extensively cracked, you must leave the job to the professionals.
  • Make sure you have all the necessary tools before starting. Read through the manufacturer’s instructions and ensure you have adequate personal protective equipment.
  • Weather conditions are also an important aspect to consider when repairing your foundation. If the temperature falls below 50°f or above 90°f, stop the work immediately and wait until conditions improve.

Steps For Diy Slabjacking

Slabjacking, also known as mudjacking, is a reliable diy approach for homeowners to stabilize their sinking garage foundations. Here are the steps:

  • Survey the foundation. Identify the part that needs raising, and locate any areas where soil erosion may have caused the foundation to sink.
  • Drill. Drill a hole into the damaged slab and into the subsoil beneath.
  • Pump the mixture. Fill the space beneath the slab with the mixture of sand, fly ash, and cement. This mixture will slowly raise the slab to the desired height.
  • Patch the drilled holes. Make sure to properly patch the drilled holes with a suitable concrete mix once the slab has been raised.

Tips For Effective Diy Repairs

Here are some tips to help you ensure an effective diy repair project:

  • Always wear personal protective equipment when mixing or applying the patching material.
  • Make sure the mixture has the correct thickness and consistency to raise the slab uniformly without creating any voids.
  • Understand the atmospheric conditions. Concrete patching taken in low-temperature conditions will take significantly longer to cure, and that can weaken the final result.
  • Don’t use any repair materials that are not specifically recommended for use on garage foundations.
  • Keep moisture away from the foundation for a minimum of 72 hours after the repair.

With the right tools, precautions, and guidance, diy garage foundation repairs can be a breeze. As long as you follow the above tips, you can have a stable and solid garage foundation in no time.

Hiring Foundation Repair Contractors

Hiring foundation repair contractors: how to choose the right one, questions to ask, and what to expect during the repair process

Having problems with your garage foundation sinking is a stressful experience. But it doesn’t have to be if you hire the right foundation repair contractor. Here’s what you need to know in order to choose the right contractor:

How To Choose The Right Contractor:

  • Research the local contractors: Start by researching and compiling a list of local foundation repair contractors in your area. You can check local directories, online reviews, and ask for referrals from friends and family.
  • Check credentials: Before hiring a contractor, make sure to check their credentials by verifying their license, certifications, and insurance. This helps assure that they are capable of performing the job.
  • Get multiple quotes: Get at least three quotes from different foundation repair contractors and compare their estimates. This will help you determine which contractor is offering a fair price.
  • Check for guarantees or warranties: Ask if the contractor guarantees their work and if they offer a warranty. Also, confirm if the warranty is transferable if you ever decide to sell your property.

Questions To Ask The Contractor:

Once you have narrowed down your list of contractors, you should ask them these questions to help you make the right decision:

  • How long have you been repairing foundations?
  • Have you repaired a foundation like mine before?
  • What kind of foundation repairs do you recommend?
  • Can you provide references or reviews of past customers?
  • What equipment will you use to repair my foundation?

What To Expect During The Repair Process:

  • Inspection: The contractors will inspect your foundation to determine the extent of the damage.
  • Repair plan: After the inspection, the contractors will create a repair plan depending on the damage extent.
  • Repair timeline: Ask the contractor how long the repair process will take. This helps you prepare for the project.
  • Repair techniques: The contractors will typically use different techniques to level the foundation. These techniques include piering, slabjacking, and underpinning. Ask them which technique they will use and why they recommend that technique.
  • Cleanup: After the repair process, the contractors should clean up the area.

The foundation repair process can be stressful, but it doesn’t have to be if you hire the right foundation contractor. Follow the above steps to choose the right contractor, ask the right questions, and understand what to expect during the repair process.

With a skilled and experienced foundation repair contractor, you can enjoy a stable and secure garage foundation for years to come.

Maintenance And Prevention

Importance Of Regular Maintenance

Regular maintenance is a key element in ensuring your garage foundation remains strong and sturdy for years to come. Neglecting the upkeep of your garage foundation can lead to a variety of problems, including cracks, shifting, and sinking of the foundation.

Here are some key points to consider for regular maintenance:

  • Conduct regular visual inspections of the garage foundation to check for cracks and signs of wear and tear. This can help identify any problems early on before they escalate.
  • Ensure that the drainage system around the garage is functioning correctly, and water is not accumulating around the foundation. This can cause water damage, leading to serious issues over time.
  • Repair any cracks in the foundation as soon as possible to avoid further damage and potential expensive repairs.
  • Regularly clean gutters and downspouts to prevent any blockages, which can cause water buildup and lead to foundation damage.

Preventive Measures

Taking proactive preventive measures can save you a lot of heartache and money in the long run. Here are some tips to help you prevent the sinking of your garage foundation.

  • Ensure that the site where your garage is to be built is prepared correctly. Proper soil grading and compaction are essential to prevent soil sinking and shifting in the future.
  • Install a proper drainage system to ensure water is diverted away from the foundation. This can help prevent water buildup and damage to the foundation.
  • Avoid planting trees and shrubs too close to the garage foundation as their roots can grow and cause damage to the foundation.
  • Avoid parking heavy vehicles in the garage since their weight can cause stress on the foundation leading to its sinking.

By adhering to regular maintenance and taking the necessary preventive measures, you can significantly reduce the chances of your garage foundation sinking, ultimately protecting your home’s structure and saving you money in the long run.

Frequently Asked Questions On How To Fix Sinking Garage Foundation

How Do I Know If My Garage Foundation Is Sinking?

Signs of a sinking garage foundation include cracks in the walls or foundation, uneven floors, and difficulty opening and closing doors.

What Causes A Garage Foundation To Sink?

Sinking garage foundations can be caused by soil erosion, weak soil composition, water damage, and poor construction or design.

Can I Fix A Sinking Garage Foundation Myself?

Fixing a sinking garage foundation is a complex task best left to professionals. Attempting to fix it yourself can cause further damage.

How Much Does It Cost To Fix A Sinking Garage Foundation?

The cost of fixing a sinking garage foundation can vary depending on the severity of the damage and the necessary repairs. It’s best to get a professional estimate.

How Long Does It Take To Fix A Sinking Garage Foundation?

The repair time for a sinking garage foundation depends on the severity of the damage and the necessary repairs. It could take anywhere from a few days to several weeks.


Ensuring that your garage foundation is always in good condition is crucial. Having a sinking foundation causes various problems, including moisture buildup, door misalignments, and even structure cracks. Fortunately, fixing the sinking foundation isn’t difficult. This article gives a comprehensive guide on how to fix a sinking foundation.

You have learned how to diagnose a sinking foundation, the tools you need to fix it, and the steps you must undertake to remedy the problem. Keep in mind that a sinking foundation is serious and requires immediate attention. The earlier you fix the issue, the better the outcome.

Remember to check your garage’s foundation regularly, especially after extreme weather conditions, and don’t hesitate to embark on the necessary repairs if you notice any sinking. Your garage foundation is an essential part of your property, and taking care of it should be on top of your priority list.