Water under your garage door?
If rain, pests, or a draft come in under the door, the rubber bottom seal has failed — and on low-lying Bayshore and Davis Islands lots, a good seal or threshold is real flood defense.
Why the bottom seal matters more here
The flexible rubber strip along the bottom of the door (the 'astragal') closes the gap to the floor. It keeps out wind-driven rain, leaves, lizards, and the salt air that corrodes everything in the garage. Near the water — Bayshore, Davis Islands, Bel Mar, the canal lots — that seal is also your first line of defense against street flooding and storm surge creeping under the door. A cracked, flattened, or torn seal stops doing any of that.
Seal vs. threshold: which do you need?
A new bottom seal (the rubber on the door) handles normal gaps and is the usual fix when the old one is cracked or hardened from UV and heat. For homes that take on water, a floor threshold — a raised rubber strip bonded to the garage floor that the door closes against — adds a second barrier and a small dam against shallow flooding. Many low-lying South Tampa homes do best with both. We'll measure the gap and the floor slope and tell you which actually solves your problem.
Don't forget the side and top seals
Water and air sneak in around the sides and top too, through the weatherstripping on the door frame. If you're sealing the bottom because of flooding or salt intrusion, it's worth checking the whole perimeter at the same time — a tune-up replaces all of it and rebalances the door. See tune-up & maintenance, or our guide to when to replace your weather seal.
Questions, answered.
01.How do I stop water coming under my garage door?+
Replace the worn bottom seal, and for homes that flood, add a bonded floor threshold that the door closes against. On low-lying South Tampa lots we often install both.
02.How often should a garage door bottom seal be replaced?+
Every few years in Florida — UV, heat, and salt air harden and crack the rubber faster than in milder climates. If it's flattened or torn, replace it.
03.What's the difference between a bottom seal and a threshold?+
The bottom seal is rubber attached to the door; a threshold is a raised strip bonded to the floor. The threshold adds a second barrier and helps against shallow flooding.