Authored by: Dana Pezzuti, BE Structural
Why are we seeing more parking garage failures and how do we prevent them?
When it comes to a commercial tenant’s wish list of property features, parking is one of the most important factors for many.
Ironically, parking areas, especially elevated parking structures, are often the most over- looked and under maintained building asset. They are itemized as a single line item in a property owner’s budget vs a complex building system requiring operating and maintenance expense allocations yearly. This makes it easy for this building asset to be ignored and consequently at risk for structural failures.
Lack of Regulation
Parking garages have been unregulated in the US since their inception in the 1960s-80s. This has always been the case but throw in a global pandemic where workers were sent home (and stayed home for that matter) and we are left parking assets in dire straits.
For some property owners, they see their capital expenditures being better allocated to repair, replace and maintain lived in spaces. After all, we park our cars and then move to our living or work space where we spend most of our hours.
Lack of required inspections, which could identify potential structural failures and lack of funds allocated for annual maintenance have created a “Park at Your Own Risk” scenario for many who need to use these structures regularly.
Environmental Factors
Environmental factors also play a large role in parking structures being at risk for failure. There is no building asset more exposed to the elements than a parking garage. Typically, the most severe damages are seen in areas directly exposed to wind, rain, road salts-like the permiter or exposed roof level. However, an entire elevated parking structure is vulnerable because it is not a fully enclosed space protected from weather.
Many parking garages are built out of a concrete, a solid choice for these structures. Concrete becomes stronger with time and is excellent in compression. However, concrete is a porous material and vulnerable to road salts, de icing solutions and will corrode if not properly maintained.
Freeze/Thaw Cycles
Parking garages face more wear and tear than just vehicle weight and movement. Freeze/thaw cycles in climates where temperatures fluctuate, allow water to become trapped in the concrete pores causing them to expand and then ultimately, contract when humidity and moisture decrease.
How do we prevent structural failures in parking garages?
Routine, visual inspections remain the gold standard and first step to prevent future structural failures. A commercial property owner should hire a building professional to perform regular walk through inspections to monitor the health of their asset. A structural engineer is the most qualified professional to identify potential structural issues before they arise. Our team specializes in commercial parking garage structural design services ensuring your facility remains safe and functional.
In addition, an Asset Management Plan is a must! If a parking garage owner does not have a formal asset management plan in place for their parking structure, it is unlikely routine inspections, regular maintenance and life cycle assessments will happen. Structural repairs and replacement funds should be included in annual operating and maintenance budgets, not just Capital Expenditures- budgeted only when replacement is eminent and repair no longer possible.
In summary, the “wait and see” approach for parking structures is dangerous and more costly in the long run. The consequences could be fatal as we have seen in recent parking garage collapses. The best way to prevent structural failures in parking structures is with proper planning and oversight by a qualified professional.