Re: need some advice on my garage gap (with pics)
I would do a temporary fix to give you time to determine if there will be additional sinking in the future.
It's a rather simple matter to remove the new seal you just bought & cut some long strips of angled wood from a new piece of pressure treated or regular 2 X 4 X 8' (or however long the garage door is).
Attach these to the bottom of the door with short-length deck screws or galvanized screws (drill smaller diameter pilot holes first to avoid cracking the wood), paint the wood to match, then replace the seal.
In other words, you want to cut 2 long "triangles" out of a piece of new lumber that will follow the current drop on either side of the door.
The attached strips are painted to match the door color & the seal is re-attached.
This should give you a tight close to the door---you have to do something like this to keep out rodents, etc., who see this as a wide open door.
Photo 354 (the 2nd photo) seems to be the clincher---it shows a very heavy brick side wall (I assume it's the same on the other side) and a large crack on the driveway concrete.
It's obvious the weight of the 2 side-walls with the brick & whatever else has pressed down & cracked the driveway concrete.
Many garage walls are made completely of wood and thus exert much less force on the soil than what you have.
There may have been an inadequate footing placed under the side-walls, or it was placed on unstable ground, etc., or as ****hiller suggests, water is washing away the supporting soil.
Since it's occuring on both sides, I would suspect it is due to settling on both sides, which may or may not continue.
Run the garden hose around the exterior of the garage door & watch the water flow patterns---take some additional steps to divert as much runoff as possible away from the garage front area in case water is the culprit.
If the walls continue to settle, something like mud-jacking or structural jacking may have to be done in the future to get things back to plumb.
If the side walls are made of brck, concrete or concrete block, see if you can see any diagonal cracks anywhere along the walls, but especially near the front of the garage--this would further indicate ground support problems near the front of the garage.
But for now, the low-cost fix seems adviseable.
Another idea is to consult the yellow Pages under "garage" the jobbers & garage parts suppliers have all kinds of lower garage seals of various thicknesses.
Last edited by JacktheShack; 04-06-2008 at 09:46 AM.