A garage is more than just a place to park your car or store those mountain bikes. It actually plays a significant role in the safety, security, efficiency and value of the home. However, because it is generally exterior to the living space, garage maintenance is often overlooked.

Inspecting garages is always a crucial part of our standard inspections. Our inspectors understand the importance of a well-maintained garage space, and the potential issues that can result from a neglected one.

Why Bother with Garage Maintenance?

Safety

Much like any other aspect of the house, keeping a close eye on the components of the garage will help to ensure safety. Things like faulty garage doors, exposed wiring, flammable materials, and structural damage can all lead to unsafe conditions and safety hazards.

Structural Integrity

Attached garages often share structural components with the main living space. This means that any unaddressed damage occurring to the garage foundation, slab, walls or ceiling could also directly affect other parts of the home – a prime reason to stay on top of garage maintenance!

Security

Any vulnerable or damaged parts of the garage could prove to be weak points in your home security. Intact windows and doors and properly functioning locks can prove to deter any would-be intruders.

Pest Prevention

Don’t forget about those small intruders! Garages are a hotspot for pests, such as mice, rats, birds and insects to seek refuge. And if they make their way into an attached garage, it’s that much easier for them to advance into the cozy living space. A well-maintained garage can help to keep these unwanted guests out!

Preserving Home Value

A well-maintained garage can add to your home’s curb appeal and resale value. All aspects of a property contribute to its value. This is why maintaining the garage is just as important as caring for the other lived-in portions of the home. Plain and simple – when a garage is clean, functional and secure, it looks better to a potential buyer!

Inspecting Garages: What Do Inspectors Look For?

Garage Door and Opener

The main garage door and its opener are standard parts of most homes we inspect. Our inspectors will be checking for condition, functionality and safety. The door itself should be intact and structurally sound. In addition, all of its hardware that aids it in opening and closing should be in safe, operational condition.

Electronic auto-reverse sensors on either side of the garage door are a must. These should be placed 6 inches or less from the ground and should successfully reverse the garage door when triggered. Improperly mounted or defective sensors could be a serious safety hazard, which is why our inspectors will always step through the sensors to test them.

Fire Safety

When inspecting garages, this is a big one! In the case that a fire occurs in the garage, the door into the house must act as a barrier to stop or slowdown the spread of the fire and fumes into the living space. The International Code Council (ICC) states that the door must be fire-rated, self-closing and self-latching. Additionally, there cannot be a bedroom on the other side of the door.

The inspector will also examine the walls and ceilings to make sure there aren’t any breaches or holes that could allow fire/fumes to enter the home. If the drywall is exposed, the seams should be taped and sealed (as shown below).

Electrical

Just like any other part of the house, we are going to make sure the electrical components are safe and sound. This means testing outlets to make sure that they’re properly wired and grounded.  There should also be a GFCI (ground fault circuit interrupter) present. Any exposed or damaged wiring will be called out for evaluation and repair.

It’s not uncommon to find electrical panels located in the garage, as well. In those cases, our inspectors have a whole procedure to assess the panel.

For an in-depth look at how our inspectors look at electrical panels, check out this article!

Structural Components

Similar to the electrical system, when it comes to structural components, our inspectors will treat the garage just like any other part of the home. The inspectors will look at the exterior, including siding, windows and roofing. We make sure to walk the roof when accessible. Any signs of damage, defects or deterioration will be noted.

While inside the garage, the inspector will look at the walls, ceiling, floors and attic space (when present). Does everything appear structurally sound and in good condition? Are there any signs of water damage, leaks or mold?

We also want to pay attention to cracks in the garage floor. Minor cracks are common and can occur during the concrete curing process. However, sometimes more severe cracking can be caused by factors such as soil movement or moisture intrusion, and parts of the concrete slab can heave or settle. In these cases it may be necessary for further evaluation and repair.

Pests

As stated above, pests love to make garage spaces their homes. While inspecting garages, our inspectors will be on the look out for signs of pest activity, such as droppings, nests or damage. They will also make note of any conditions that would allow easy pest entry, such as garage door gaps (shown below).

If you’re looking for a thorough pest evaluation, we offer a specialized pest inspection service. This a more extensive, top-to-bottom, search for pests throughout the property.

General Condition

When inspecting garages, we will also make note of its general condition. Is it clean and free of excessive clutter? Any items that might obstruct doorways will be flagged.

Also, if there are stairs, are they safely intact? Inspectors will check the lights to make sure they are functional.  Additionally, if there are combustible appliances, like a furnace or gas water heater, they must have sufficient ventilation. Any other noticeable defects will be noted.

As you can see, routine garage maintenance can prevent costly repairs, optimize safety, increase resale value, and give you an overall peace of mind. So when it comes to your garage – Don’t neglect. Respect!

If you are located in Colorado and in need of inspection services, consider Scott Home Services!

Check out a full list of our services online to discover how we can help you!

The garage entry door is an important, but often overlooked, aspect of the home. This is the door that connects the garage space to the living space. As a home inspection company, this is always an item we make sure to inspect and call out when necessary. Some people may think “It’s just a door, what difference does it make?” But the truth is, this door needs special specifications in order to be deemed safe and code compliant.

What Type of Garage Entry Door Do I Need?

The purpose of this door is, of course, to allow residents to easily enter and exit the home through the garage. However, it is equally important as a barrier between the garage and living space. It all comes down to safety. The International Code Council (ICC) has established the criteria for garage entry doors in section R302.5.1 of the 2021 International Residential Code (IRC). They are as follows:

1. Fire Resistant Door – According to the ICC, the garage entry door must be “equipped with solid wood doors not less than 1-3/8 inches (35 mm) in thickness, solid or honeycomb-core steel doors not less than 1-3/8 inches (35 mm) thick, or 20-minute fire-rated doors.”
2. Self Closing Door – The door must also be capable of closing on its own. It’s inevitable that resident(s) will forget to securely close this door from time to time. That’s why a self closing device must be equipped on the door, to obstruct any fire, smoke or fumes from entering the living space.
3. Latching Door – Even if the door closes on its own, the pressure created by a fire could easily push it open without the help of a proper latching system. Therefore it must have a reliable latching capability.
4.  No Bedrooms – The ICC specifies that “openings from the garage are permitted only into rooms that are not used for sleeping.” In the case that a fire emergency does occur in the garage, it would be too unsafe to have a bedroom directly on the other side of the garage entry door.

Inspecting Garage Entry Doors

During our standard home inspections, our inspectors will conduct a thorough examination of the whole garage, which includes any garage entry doors. We make sure these entry doors meet all of the IRC-required guidelines mentioned above.

The door must not only be an acceptable type of code-compliant material, but also in good condition and fully intact. We will call out any penetrations in the door, such as pet doors. Additionally, the inspector will check to make sure the door is properly latching and that the knob can be operated easily. Any defects that could hinder easy egress will be noted. Self closing hardware must also be functioning properly.

The door itself can also be “fire-rated.” This is usually indicated by a fire rating seal on the inside edge of the door. We look for this as well. Some doors in older homes can be solid wood but not actually fire-rated. This is a good thing to note.

While the IRC does not technically require sufficient weather stripping to be present around the door, this is something we always check for. The door should fit snuggly into its frame, with all openings sealed off tightly with weather stripping. This would help to keep out any smoke or fumes  in the case that a fire occurs in the garage space. Furthermore, if a car is running in the garage, the weather stripping can prevent carbon monoxide or any other harmful gases from entering the home. Make sure that door frame seal is tight!

The inspector will also evaluate the steps leading from the living space to the garage, if present. Steps should be intact, level and in good condition. We usually also recommend a handrail, as well, if there are multiple stairs descending into the garage. Furthermore, if the garage entry door opens directly over steps, our inspectors will often recommend installing a landing to prevent any accidents from occurring. Although having a landing is a good safety precaution, it is not required by code.

While we aren’t code inspectors, many of these code requirements are built upon safety, and are things we like to call out during an inspection. Keep in mind that codes have changed over the years and the occupant doors in older homes may look and operate very differently from doors installed with newer standards.

If you have any more questions about garage entry doors, you can send us an inquiry through our Ask Your Inspector program.

Book with Scott Home Services!

If you are in need of any inspection services, don’t hesitate to contact Scott Home Services! We have been proudly serving the Colorado Front Range for over 18 years with a roster of highly trained, certified inspectors and a team of dedicated customer service representatives. And it is our number one goal to help people like you live in a safe, healthy, and comfortable homes.

Visit us online to learn more about our services, or contact us to book your inspection today!

Garage floor cracking is a very common occurrence. As a home inspection company, we get many concerned clients asking about these cracks. How can you decipher whether these are just minor cosmetic defects or serious structural issues? In this blog, we will get to the bottom of it!

What Causes Garage Floor Cracking?

Improper Installation: When it comes to installing concrete slabs, it is crucial that the concrete is properly mixed and cured. Additionally, it must be correctly reinforced by the necessary amount of rebar and/or wire mesh. In the case that it is installed improperly, the concrete can end up shrinking as it dries, resulting in cracking.

Soil Movement: The soil under the concrete can also have a direct influence on its condition. If the soil underneath is not completely compact, it can start to shift and settle over time. This could cause portions of the slab to sink and crack. On the other hand, extreme temperature fluctuations can also cause the soil to expand, causing the slab to jut upward. This defect is also know as heaving.

Heavy Loads: Garage floors are built to handle a predetermined amount of weight. If that weight is being consistently exceeded with heavy machinery or vehicles, it could lead to damage and cracking.

Moisture: Water is always a potential threat to any component of a home – and the garage floor is no exception. Moisture can make its ways into hairline cracks in the concrete. Then temperature fluctuations can cause the moisture to freeze and thaw, resulting in alternating expansion and contraction. This pattern can eventually worsen cracks over time. This will especially be an issue in garages that are not climate controlled in locations with extreme weather conditions.

Should I be Worried About Cracks in My Garage Floor?

If you do have cracking, when should you be concerned? The short answer is not that often…

Almost all garage slabs built within the last 80 years are called floating slabs. This means that they are not connected to the foundation wall of the home and can move freely up and down within their space. This is structurally good news and it means that garage slab cracks rarely indicate larger issues.

However, it’s important to know when there are other problems that may come from garage slabs. So when should you consider fixing things? It mainly depends on the size and location of the garage floor cracking.

Small cracks less than about 1/8″ are considered hairline cracks, and are generally due to shrinkage during the curing process. These should not raise too much concern, and should be monitored over time.

As cracks start to exceed 1/8″, they may require repair to prevent further damage. When two segments of a crack are uneven, with one side higher than the other, this could indicate that heaving or settling has occurred. This is more concerning because the slope of your garage floor is very important.

A garage floor typically slopes outward so excess moisture can drain out of the garage overhead door and not sit inside. Settling and cracking can alter this slope causing water to pool near a foundation wall, or within garage cracks. This can lead to real foundational problems and worsening cracks in your slab.

Also, if the cracks are significantly larger and extend up along the wall, there could be structural concerns. In any of these instances, evaluation from a structural engineer may be advisable.

How to Repair Garage Floor Cracking

Small Cracks: When it comes to small cracks (usually between 1/8″ and 1/4″ in thickness), repairs can often be performed by the DIY-savvy home owner. You must first clean out any debris from the crevice with a brush or compressed air. If the area is particularly dirty with oil, grease, etc, you may need to scrub the area with a degreasing solution and water.

After clearing the area completely and allowing it to dry thoroughly, you can then fill it with a strong concrete filler and sealant. Once the filler is applied, smooth it out with a wet trowel or putty knife. Allow it to dry for the manufacturer’s recommended amount of time.

Large Cracks: For larger cracks (approximately larger than 1/4″), the process is similar to small cracks. However, it is recommended to instead use concrete patching compound or some type of mortar mix.

Apply the concrete compound into the crack using a trowel or putty knife, making sure to smooth it out and remove all air. If the crack is deeper than 1/2″, it is best to apply the compound in 1/4″ layers at a time, allowing each layer to dry before applying the next. This is to make sure the concrete compound sets and binds properly with the slab.

*Keep in mind these are only tasks you should undertake if you are comfortable with DIY projects. There are plenty of online resources that can guide you on how to make the necessary repairs. However, it is never a bad idea to hire a professional for the task!

Major Defects: If you are seeing any extra long or wide cracks, seriously damaged concrete, uneven portions of slab or signs that settlement or heaving has occurred, there is a possibility that there are serious structural issues at hand. In this case, it’s time to call in a pro.

Sometimes mud jacking (or slab jacking) may be necessary. This is a process that involves drilling holes in certain areas of the concrete slab. A mixture of water, soil and cement is then injected into the holes under the slab to create a base under it that will level its surface. This can help extend the life of the slab and help fix the slope of the garage.

If there are many cracks present, or the concrete itself is chipping-damaged, mud jacking won’t be possible and the damaged floor must be completely removed and a new one must be poured.

Inspecting Garage Floors

Inspecting the garage is one of the main portions of our standard inspection. Our inspectors make sure to evaluate the entire structure, including foundations,  slabs, and any attic spaces, if present.

We also observe the exterior and make note of any problematic items. Moisture is one of the biggest threats to any structure. Therefore, we are sure to evaluate items such as: grading, drainage, gutters and siding. Because taking preventative measures is one of the best ways to avoid future garage floor issues.

To learn more about the items we cover in our standard inspection, check out this article.

Scott Home Services has been a leading provider of home inspection services in the Colorado Front Range for over 18 years. If you are in need of home inspection services, we are here to help! To learn more about our inspection services, visit us online. Or contact us to book your home inspection now!