Most problems with a new garage are small and get fixed with a call to the builder. This page covers what is normal, what is not, and what Georgia homeowners can do when a builder does not respond. It is general information, not legal advice.
My new garage slab has cracks. Is that normal?
Fine hairline cracks are normal, because concrete shrinks as it cures; the cut control joints are there to guide where they form. Cracks that are wide, growing, uneven from side to side, or that let water up through the floor are not normal. On red clay, those usually point to a soft base or water getting under the slab. Photograph and measure them, and tell the builder.
My new garage roof leaks. Who fixes it?
The builder should fix a leak in a new garage roof under the terms of your contract. Most early leaks come from flashing where the garage meets the house, around vents, or at a valley. Note when it leaks, during which kind of storm, and where water shows, and send photos with a written request.
Why will my new garage door not close right?
A garage door that will not close usually has a blocked or misaligned safety sensor, a track out of line, or an opener with its travel limits set wrong. Check that the two sensors near the floor face each other with lights steady. If the door is new, the installer should adjust it. HomeGuide's national figure for a garage door repair is $150 to $350 when it is out of warranty.
What warranty should I get on a new garage?
Ask the builder to put any workmanship warranty in writing, with what it covers and for how long, before you sign. Separately, the door, opener, roofing and windows often carry their own manufacturer warranties; ask for those papers at the end. The Georgia Attorney General's Consumer Protection Division advises getting all guarantees and warranties in writing in the contract.
Why does water come in under the garage door?
Water gets in under the garage door when the bottom seal is worn or too short, when there is no threshold, or when the slab or driveway slopes toward the opening. A new bottom seal or a rubber threshold fixes light seepage. If the driveway funnels runoff to the door, a trench drain or regraded apron is the real fix.
The builder will not come back to fix problems. What can I do?
Send a written punch list with photos, your contract and a reasonable deadline, and keep copies. If the final payment is still due, the contract usually lets you hold it until the punch list is done. If the builder still will not respond, the options below apply.
Where do I file a complaint against a contractor in Georgia?
File a complaint with the Georgia Attorney General's Consumer Protection Division, which takes complaints about businesses through its online complaint form at consumer.georgia.gov. If the problem is an unlicensed contractor, report it to the State Licensing Board for Residential and Commercial General Contractors through the Georgia Secretary of State. For money owed, magistrate court handles smaller civil claims, and a lawyer can advise on larger ones. This is general information, not legal advice.
What if a subcontractor or supplier was not paid?
An unpaid supplier or subcontractor may be able to file a lien on your property, even if you paid the builder. Ask for signed lien waivers from the builder and major suppliers with each payment, and keep them. A lawyer can explain your options if a lien is filed.
My garage was built without a permit. Is that a problem?
It can be, mostly when you sell or insure the house. A buyer's inspector or lender may ask for permit records. The fix is usually to apply for a permit after the fact and open up enough of the work for an inspector to see it. Your building department explains its process.
Want a price for your own lot? We come out, look at the ground, the drive and where the garage can go, then put the size, materials and price in a written quote. Call or text (678) 661-6646.