Parking structures are essential infrastructure, but their constant exposure to traffic, environmental elements, and de-icing chemicals makes them susceptible to deterioration. Ignoring early signs of wear and tear can lead to extensive and costly structural repairs down the line.
High-cost structural issues in parking garages often stem from common culprits such as water infiltration, freeze-thaw cycles, chloride attack from de-icing salts, and the natural aging of materials. These issues can lead to concrete cracking, spalling, rebar corrosion, and ultimately, a compromised structure. The good news is that many of these issues are preventable with consistent care and attention.
This article discusses a proactive approach focusing on preventative maintenance can significantly extend the lifespan of your parking structure and help you avoid major financial burdens.
Here are key strategies to prevent high-cost structural repairs in your parking structure:
- Implement a Robust Inspection Program: Regular, thorough inspections are the first line of defense. While visual checks by maintenance staff are helpful, periodic assessments by qualified structural engineers are crucial. These professionals can identify subtle signs of distress that may not be obvious to the untrained eye, such as hairline cracks, early-stage corrosion, or issues with waterproofing systems.
- Prioritize Proactive Maintenance: Addressing small issues promptly is significantly less expensive than tackling large-scale repairs. A comprehensive preventative maintenance plan should include:
- Regular Cleaning: Removing dirt, debris, and corrosive substances like de-icing salts prevents them from penetrating the concrete and accelerating deterioration. Power washing can be an effective way to remove stubborn residues.
- Crack and Pothole Sealing: Sealing cracks and repairing potholes prevents water and chemicals from infiltrating the concrete layers and reaching the reinforcing steel.
- Drainage System Maintenance: Clogged or damaged drainage systems are a major contributor to water accumulation and subsequent damage. Regularly cleaning catch basins, drains, and pipes ensures water is effectively channeled away from the structure. Proper grading and slope of the parking surface are also critical for effective drainage.
- Expansion Joint Maintenance: Expansion joints are designed to accommodate the natural expansion and contraction of the concrete due to temperature changes. Damaged or failing expansion joints allow water and de-icing salts to penetrate the structure, leading to significant deterioration. Regular inspection and repair or replacement of expansion joint sealants are vital.
- Invest in Effective Waterproofing and Protective Coatings: Applying high-quality traffic-bearing membranes and protective coatings to the parking surfaces creates a barrier against water, chlorides, and other corrosive agents.
- Address Corrosion Early: Corrosion of the reinforcing steel (rebar) is a primary cause of structural failure in parking garages. Once initiated, corrosion expands the steel, causing the surrounding concrete to crack and spall. Early detection of rust stains or concrete delamination is critical.
- Consider the Impact of De-Icing Chemicals: While necessary for safety in many climates, de-icing salts, particularly those containing chlorides, are highly corrosive to concrete and reinforced with steel. Minimizing their use where possible, opting for alternative de-icing products, and implementing diligent cleaning practices during winter months can help reduce chloride-induced damage.
- Develop a Long-Term Capital Improvement Plan: Beyond routine maintenance, having a long-term plan for larger repairs and system replacements is essential. This includes budgeting for the eventual replacement of waterproofing treatments, expansion joints, and potentially undertaking more significant concrete restoration projects as the structure ages.
Innovative Engineering Specializes in Parking Structure Restoration
We help owners with parking structure restoration and reducing costs. Unlike most other building systems that are protected by a conditioned building envelope, parking structures are directly exposed to the elements which results in exponential or accelerated deterioration.
Our engineers are glad to walk your facility and let you know about any conditions that require immediate attention. Since the back of IEI business cards contain a crack gauge, you can easily evaluate any cracks within your structure to determine if it is of concern. Give us a call today!