Key Takeaways:
Maintaining parking structures at institutional and commercial facilities through wear-and-tear, environmental stressors and severe weather often falls on the shoulders of maintenance and engineering departments.
Implementing effective maintenance routines and advanced planning can save money, minimize disruptions and improve safety for parking structure users, says Jeffrey Elliot, Seattle branch manager for Western Specialty Contractors, which offers masonry, concrete, waterproofing and facade restoration services.
“Phased work schedules and off-peak repairs help keep the garage operational,” Elliot says, adding that timing is another critical factor because “weather and temperature can affect curing times and material performance.”
When planning parking structure restorations and repairs, Elliot says managers need to focus on five issues: downtime, timing, safety, long-term durability and impact.
For example, the parking structure at the Sheraton Grand Seattle had developed cracks in the slabs, causing water to flow into the hotel. The project restored the structure and part of the pedestrian ramp, removed the existing deck coating, applied a new one, and routed and sealed cracks and patched concrete.
During the project, structure users were kept informed through clear communication, signage and barriers while managers focused on delivering long-term measures.
“Planning the flow of traffic in a parking garage before the bidding process is crucial,” Elliot says. “A plan for managing smells, noise and dust can make the difference between a great project and a management nightmare.”
When planning a parking structure restoration or repair project, managers must understand the importance of structural assessment, waterproofing, materials, occupancy impact and access control.
“Conducting a structural assessment is essential prior to any restoration,” Elliot says. “A comprehensive evaluation by qualified engineers specializing in parking structures will help uncover hidden issues and ensure that repairs are prioritized effectively.”
A leading cause of deterioration in parking structures is water infiltration. To combat this and extend structural life, Elliot says managers need to ensure proper drainage and schedule the application of waterproof membranes.
Other action items include: making sure materials are compatible with the original construction to avoid delamination and corrosion; planning for material cure times; and confirming products meet requirements related to volatile organic chemicals, warranties and durability.
Aside from rust, water stains and ponding, Elliot says managers should keep an eye out for less common problems, such as cracks, embedded steel corrosion, failed expansion joints and ventilation issues.
Elliot says cracks need attention right away because they “allow water to penetrate the substrate, leading to freeze-thaw cycles that can harm the structural reinforcement leading to more cracking and spalling.”
Embedded steel corrosion happens when chloride from deicing salts corrodes the rebar inside concrete and weakens the structure, and “expansion joints are often overlooked but can fail and allow water infiltration,” Elliot says. Another issue involves insufficient airflow that can trap moisture and exhaust gases, accelerating deterioration.
Preventive maintenance is more cost effective than reactive repairs, Elliot says, because an effective maintenance routine can help catch problems early. He says managers can track the health of a parking structure with sensors or monitoring systems, training maintenance teams to recognize early signs of damage, and conducting regular inspections, cleaning and drainage maintenance.
Monthly visual checks and annual professional assessments “catch early signs of wear, corrosion, or cracking,” he says, and a cleaning schedule that keeps salt, oil and debris off the surface “prevents chemical damage and maintains aesthetics.” Staying on top of drain and gutter maintenance can prevent water pooling and freeze-thaw damage, and inspecting and replacing sealants and expansion joints when necessary, maintains waterproofing integrity. If there is a deck coating, “make sure it is not slick and has held up to wear,” he says.
When choosing a contractor for parking structure restorations and repairs, Elliot says managers should find a firm that has a good relationship with the top material representatives and proven experience on similar projects — specifically, a contractor that puts the building first.
A reputable contractor should communicate clearly and provide detailed proposals, including the “locations of work, quantities included, and coverage rates of the material they intend to use,” he says.
Elliot says contractors should mock up the various repair conditions before beginning the project and cover unexpected problems, including concrete spalls, cracks, and reinforcement issues.
Vague or overly generic bids, no post-project support or warranty and a lack of transparency in pricing, material, included scopes of work, or timelines are red flags, Elliot says.
For managers ready to plan a structure restoration projects, “Consider performing the budgeting and construction during the winter months to increase your chance for better pricing,” he says.
Annie Celentani is a freelance writer based in Milwaukee, Wisconsin.
