Leak/damp in garage.

[Ton-up]

I have a leak I'm my garage as in the photo. It is coming in below the damp course and happens when we have a lot of rain but there is general damp all year.
The main reason is my neighbours patio is higher than my damp course. When he laid it he left a 3 " or so gap and put that metal gulley grill stuff over it. I think the problem is there is no drain in the gap so nowhere for a lot of rain to go.
Although we get on reasonably well with the neighbour, there's no way he will dig the patio up!! So, is there a product that will reduce the water ingress? I've heard good things about Thompsons water seal, will it cover the damp course for instance?

 

[brightspark]

thompsons shouldn't be applied below the dam course and only put on above if its dry . you could tank the wall up a foot and part of the floor to hold it back if u cant do anything on the other side of the wall . id also drill and inject damp proof jelly 2 bricks up to stop it rising . had to do it in daughters garage the same problem from next door and it worked ok you can get the gear from wickes 18 quid a tube of jelly for the caulk gun 30 quid a bucket of ka tanking slurry and get a gallon of sbr bonding agent for about 20 quid

 

[voipio]

Has the patio been installed in such a way that rainwater drains down the gaps between the patio slabs, or has it been laid on a solid concrete base, and grouted with cement?

 

[angellonewolf]

Has the patio been installed in such a way that rainwater drains down the gaps between the patio slabs, or has it been laid on a solid concrete base, and grouted with cement?

its rare you see full cement under a full slab even though its been years since they changed the regs on laying them

 

[Barking Mat]

Nothing worse than leaks.

 

[Barking Mat]

Tanking ? Briefly being serious, I've heard about it, don't know how effective it is.

 

[voipio]

Your neighbour should allow you access to maintain your own property. Whatever leak remedial method is employed, it's best to do the work after a prolonged spell of dry weather. Get, or make, a 3" trenching shovel, to dig out as much of the soil that might be present between the patio edge and the garage wall, then apply whatever sealing agent is decided upon. Captain Tolley's is described as a creeping crack cure, relying on capillary action for the liquid to get to where it needs to close the crack to water. The water is getting in via capillary action, so Captain Tolley's would be able to travel into the cement and brick, and seal it up. It might need several 250m bottles of the stuff applied, using a paintbrush, to the inside and outside surfaces of the wall, and possibly the part of the garage floor that gets damp. It might need a couple of coats, until it doesn't look like it's wicking into the wall any more.

Our sizes

captaintolleyshop.com

Whenever it rains moderately heavily, try and get some idea of where the water is draining away to, and think of ways of discouraging it from getting into the space between patio and garage, and ways of encouraging it to flow away. Plastic guttering is fairly flexible, and it might be possible to push some between garage wall and, ideally, below the edge of the patio, so the patio overhangs the gutter slightly. Then, affix a plastic strip to the edge of the patio slabs, using sealant, such as Sikaflex EBT+ so that it directs rainwater down the strip and into the guttering, rather than under the patio slab, and into the soil below. This would need your neighbour's permission. Make sure there is sufficient fall in the guttering, and that the water has somewhere sensible to go to, rather than causing leakage elsewhere.

 

[Blobber]

Tanking ? Briefly being serious, I've heard about it, don't know how effective it is.

Works fine but holds the moisture/water in the bricks/blocks which is ok if its got somewhere else to go

 

[indy4x]

Tanking ? Briefly being serious, I've heard about it, don't know how effective it is.

When I built my garage, I also dug out for a pit, it's about 6' deep

We live close to a river, when we have lots of rain the pit would have about 3' of water come through the walls of the pit

I built it on a big sheet of DPM which was brought up the outside of the pit wall hoping it would hold back the water. I'm guessing I must have punctured it somehow

Anyways, 7 years ago I had the blockwork skimmed over with concrete render, 2 coats of tanking slurry over the pit walls and floor and another skim over with concrete render and its been dry ever since

 

[brightspark]

a decent tanking by sovereign can stand 50 psi pressure from behind it without blowing off

 

[Barking Mat]

When I built my garage, I also dug out for a pit, it's about 6' deep

We live close to a river, when we have lots of rain the pit would have about 3' of water come through the walls of the pit

I built it on a big sheet of DPM which was brought up the outside of the pit wall hoping it would hold back the water. I'm guessing I must have punctured it somehow

Anyways, 7 years ago I had the blockwork skimmed over with concrete render, 2 coats of tanking slurry over the pit walls and floor and another skim over with concrete render and its been dry ever since

I dug my back shed out, two dpms, every other year we get the 'water feature', ten centimetres of water, stepping stones to get upstairs.

 

[frank horton]

or move and live on a hill....... move to a place withought neighbours.....haven't had close neighb for forty years.....bloody people.....
I was told that when I was around 18.....mechanic.....that way there's no water damage and u could bump start a car....well in the old days.....

that prob would really PEE me off.......