Is this the right forum

21 years ago

Not sure this is the correct forum, but I need help.

Two years ago we had a concrete patio poured over an old cracked and damaged patio...this past year we noticed that our floor boards near the patio door had black stains....I watched for a few months and they got worse...after confering with contractors and numerous trips into the crawl space it was determined that the rim board (?) was getting wet and wicking moisture to the floor joists and the floor boards...speculation from a professional is that the patio is sitting too high (it was poured to the brick walls) and should be torn out.....Other professionals have suggested that we cut the concrete and lay a strip drain...suggesting that spending several thousand was better than $9,000 on the entire patio removal and replacement with pavers (set in stone/sand and drainage work). I should note that one contractor said that the patio door was put in incorrectly and needed to be higher and the brick pavers that are a part of the threshhold and step onto the patio also needs to be taken out (more money).

First of all...does my explanation of the problem make sense?

Second, in our decision tree there are two options removal or partial removal. So the question to you all is this: Is it worth it to spend several thousand dollars hoping it will work or do we bite the bullet and take the patio out?

I appreciate all thoughts and suggestions?

Thanks, I have this task by default! Gail

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Comments (5)

matteow
21 years ago
Hi Gail
From what you described it sounds like your house is brick? and the patio goes above the concrete foundation? So moisture is seeping through the brick and damaging the wood structure of the house...Is this what is happening?
If so the perimeter drain sound like a good solution. If you do put it in then make sure that the WHOLE side of the house has the drain system and it drains offto an area that is away from the house. The last thing you want is water sitting near the foundation. Also I would take it one or two steps further and dig down to the concrete foundation and coat all the way up to the finished patio elevation. They make a type of tar coating for such problems. Remember the deeper the french drain the better. And don't use the flexible type of drain pipe use the rigid, its easier to make sure you have it on the proper grade.
Good Luck
gailgardens
Original Author
21 years ago
thank you...that sounds like great advice....I will pass it onto the friend who will be coordinating the job! Gail
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inkognito
21 years ago
I have to disagree with that I am afraid. If the original (cracked) slab was laid at the correct height and you put another one on top then the second level will be too high. If you take up the concrete that abuts the house and put in a drain this will be cheaper but makeshift and you will have an area between house and patio of a pervious material that won't look good. Do it properly this time and you will not have to worry about it again, do the half axxed job and you will be here again sooner than you think.
gailgardens
Original Author
21 years ago
INKognito,
Thanks for your input....This may be way more info than you need...I was all set to have it ripped out when the gentleman I called to give an estimate on the work, suggested the drains...His suggestion really threw me...here was this guy who could have a big job suggesting I take a less drastic measure. Feeling incredibly frustrated , I posted to this forum...My DH and I are just going to have to make a decision and it probably will be to rip it out. But if anyone else wants to get in on the discussion...have at it. Thanks, Gail
botann
21 years ago
If the concrete slopes away from the house is there a possibility of covering it? Maybe just over the door might be enough to work.

I see no reason why the drain shouldn't work if done properly.