5
GARAGE AND PARKING STRUCTURES
Garages and parking structures create different issues when they require maintenance and restoration. Besides the additional costs associated with repairing surfaces, walls and supporting structures, restorations create a large disturbance due to parking displacement and overall site interference. Garages tend to be neglected over time in lieu of other building restorations and improvements, as they are often viewed as less important to tenant satisfaction than other building elements. Building owners should engage professionals to conduct monthly inspections. These should include checking drains for flow and areas of visible leakages, especially if they have increased over time. Since surfaces consist of primarily painted concrete, it is relatively simple to identify signs of regular leakage. A consultant or engineer should also recommend other types of inspection based on the structure’s type, age and condition.
2014 RHB Apartment Guide - EXTERIORS
“Being proactive helps you detect, in a timely manner, if the waterproofing membrane has been compromised,” said Dean. “Early detection leads to early and cheaper repairs versus neglecting issues that may cause expensive structural damage to garage slabs, walls and column components.” The garage’s waterproofing system is often the most important element in need of repair. The parking structure’s top deck typically has a “thick system” that consists of an application of a hot rubber, which is often exposed to the elements. Lower levels can be waterproofed with a variety of materials, such as urethane membranes, hot rubber and asphalt. Building owners should employ a qualified professional to inspect the waterproofing system and develop a maintenance plan. A detailed garage and parking structure maintenance plan can produce significant savings for building owners.
“Municipal property standards are more vigilant in recent years when inspecting properties and expect all deficiencies found to be rectified regardless of the nature of the repair. From paint peeling to spalling concrete, repairs can be minor or major structural repairs costing thousands of dollars.”
It is much less expensive and disruptive to replace a parking deck’s waterproofing system before the concrete has failed than it is to do full concrete restoration and waterproofing. “Staying on top of repairs in garages is likely the most arduous task,” said Margaret. “It is a constant battle with water and leakage. Annual repairs are necessary but, inevitably, major repairs will be required.” Short-term maintenance should include flushing the drainage systems, keeping garages clean and well lit to make it easier for employees and other professionals to recognize the signs of early deterioration. At least twice a year, you should conduct maintenance on interior waterproofing membranes and inspect exterior membranes. Additionally, the garage should be professionally cleaned twice a year to prevent the buildup of salt and debris. Random inspection of exterior waterproofing membranes can be difficult as asphalt
2014 RHB Apartment Guide - EXTERIORS
and/or soil and trees typically cover these areas. Owners should maintain as-built drawings or a log of repairs performed on the parking garage over time. These drawings will assist in monitoring leaks and predicting future problems. Building owners should be aware that local bylaws have changed with respect to painting and signage location in garages. Parking areas are potentially dangerous areas, especially when there are poorly lit or isolated. If they plan to perform upgrades and maintenance to these areas, then they should be aware that they might have to improve lighting and safety measures as well. “Municipal property standards are more vigilant in recent years when inspecting properties and expect all deficiencies found to be rectified regardless of the nature of the repair,” said Mark. “From paint peeling to spalling concrete, repairs can be minor or major structural repairs costing thousands of dollars.” t