Garage floor leveling in Wichita
A garage floor usually shows settling in one of two ways. The slab drops near the door, so there is a lip where the garage meets the driveway, or a section inside the garage sinks and cracks as the soil beneath it gives way. Both can usually be raised back into place without breaking out the floor.
Call (316) 688-2584What settling looks like in a garage
- A step or lip at the garage door where the floor meets the driveway apron.
- Water that runs into the garage instead of out of it.
- A crack across the floor with one side lower than the other.
- A hollow sound when you tap the concrete in one area, which usually means a void underneath.
- A garage door that no longer seals against the floor on one side.
Why garage floors sink
The garage slab is poured inside the foundation walls, over fill dirt that was placed during construction. If that fill was not compacted well, it keeps settling, and the slab settles with it. Water getting in under the door, or through a crack, speeds that up by washing soil away.
Near the door, the problem often starts at the driveway. If the first driveway panel drops, water that should run away from the garage runs back into the joint and under the garage slab.
How the repair works
For garage floors, most contractors recommend foam lifting. The holes are small, there is no slurry to clean up inside the garage, and the floor is usually ready to park on the same day. Mudjacking can work on a garage floor too, and it costs less, but it means larger holes and a wait before driving on it.
The garage will need to be cleared around the sunken area so the crew can drill and see the slab move. If the driveway panel at the door has also dropped, lifting both in the same visit fixes the lip and the drainage together.
What it costs
HomeGuide's national data puts a full garage floor of about 360 square feet at roughly $1,400 to $3,200 with mudjacking and $2,900 to $9,000 with foam. Most jobs involve only part of the floor, which costs less. See the cost page.
Cost ranges: HomeGuide, Concrete Leveling Cost.
Questions people ask
Is a sinking garage floor a foundation problem?
Usually not. The garage slab normally floats inside the foundation walls and settles on its own. If you see cracks in the foundation walls themselves, or doors in the house sticking, that is worth a separate look from a foundation specialist.
Do I need to empty the garage?
Only around the sunken area. The crew needs room to drill, run hoses and watch the slab move. Moving cars, shelving and anything stored on the floor in that section is usually enough.
Will leveling fix the gap under my garage door?
If the gap is there because the floor dropped on one side, raising that side usually closes it. If the door itself is out of adjustment, that is a separate fix.
Where we work
We take calls from across Wichita and the surrounding towns in Sedgwick, Butler and Harvey counties.
Other surfaces we level
Driveway Leveling
Panels that dropped at the garage, the street or the sidewalk, raised back into line.
Read moreSidewalk Leveling
Trip hazards on front walks and city sidewalks, raised flush instead of torn out.
Read morePatio Leveling
Patios that tipped toward the house or pulled away from it, lifted back to a proper slope.
Read morePorch & Step Leveling
Front steps and stoops that settled away from the door, lifted back up to meet it.
Read morePool Deck Leveling
Settled pool decks and the gap at the coping, lifted with light foam and small holes.
Read moreGet a free estimate
Tell us what is sinking and roughly how big the area is. The contractor will call you back to set up an estimate, and may ask you to text a photo first.
Prefer to talk? Call (316) 688-2584.
Lip at the garage door?
Call for a free estimate. Foam jobs are usually ready to park on the same day.