Slanting garage

3/18/2018 at 8:18:41 AM

You haven't said whether it is attached or detached so I am assuming it to be detached. My neighbor solved a problem with a garage that was built too low (water would enter in the spring) by mud-jacking the slab - an effective solution and something that wouldn't require a permit. The cost will depend on the solution - for example is the thought to remove and replace the slab and even go deeper to see if it is built over black soil? The Building Code allows for certain minor projects less than $5,000 in value with no permit, however in a likelihood a building permit and possibly a development permit would be required in this case - check with your municipality. You may also require a real property report to be certain the existing garage fully complies unless you are certain it does (i.e. if you are in a rural setting).

3/18/2018 at 12:44:02 PM

I do not believe you need a building permit however it's worth a call to your local municipality or City Hall to ask if you need a building permit to rebuild an exact garage on the existing footings and Foundation. I suggest you call a local trusted Pro framing contractor and get a cost to fix it existed if possible could save you a lot of money. Hope this helps. Jeff

3/18/2018 at 6:53:16 PM

Thank you Ian and Jeff for your answers.

The garage is attached and we are in an urban setting (middle of the city actually). I am not sure why it is not straight, but it is leaning in 2 directions, and because of the snow we can not see much on the outside. WE think it was not part of the original house, but an addition built later on.

Thank you again

Thank you again

3/19/2018 at 1:28:16 AM

Thanks for the additional info Lara. I used to work for Alberta New Home Warranty and have seen several cases where attached garages experience differential movement from the home. In Alberta attached garages are most commonly placed on pile and grade beam foundations and I have seen cases in Grande Prairie where a garage with 12' deep engineered pilings is moving and damaging the home because it is one long continuous sloped roof connecting the house and garage. This could be very difficult/costly to solve so it depends how far you want to go. The safest way to ensure no undesirable movement is to put the garage on a strip footing matching the depth of the house foundation (don't know if that is a possible option for you and it's difficult to contemplate without seeing it first-hand). Any type of pile and grade beam foundation should be engineered to satisfy Code (then theoretically the engineer will also take some accountability for the performance), whereas strip footings do not require engineering provided the supporting soil is suitable.