Parking Garage Line Striping
Line striping is more than a cosmetic element in a parking structure. From wayfinding to identifying hazards, lines are an essential tool for guidance and safety. Faded lines or lines painted in a hard-to-see color can make it difficult for patrons to navigate the structure and create the perception that it’s dirty, not well maintained or even unsafe.
Knowing when you need line striping
As lines become harder to see, it’s possible that your garage structure requires power washing to clear away dirt and refresh the appearance of lines. However, if the paint itself is fading, it’s time to consider line striping. Roof-level lines are subject to UV exposure, which may make them deteriorate more quickly than interior lines.
Experts in parking line striping
We provide line striping solutions that minimize disruptions and keep your costs as low as possible. Our team can also assess and recommend updates to signage, which often works together with line striping to ensure patrons and employees can navigate the garage structure clearly and safely.
Types of line striping services
Leave parking structure maintenance hassles behind
We get it. Parking garage repairs can take a lot of time and a lot of budget — especially with traditional engineering consultants and contractors. But with the StructureCare approach, you know the full cost of the work upfront. Once we agree on the scope of your project, you’ll never be charged for unexpected setbacks. Plus, we manage every vendor from start to finish, so you’re free to focus on the needs of your customers.
The Value and Benefit of Predictive Maintenance
Generally speaking, parking structure repair becomes top-of-mind for parking structure owners and parking management companies when there’s a problem — or worse, when they’re informed of a problem by someone else. With predictive maintenance, the surprises are eliminated, including damages, associated costs and unexpected downtime.
Predictive vs. preventative
Preventative maintenance is probably already a familiar term. It’s simply using past knowledge to stop larger repairs from being needed via routine, expected maintenance. As part of our business model, it helps parking structure owners with keeping repair costs down.
Predictive maintenance takes it a step further. Predictive maintenance assesses everything about a structure and uses that information (alongside our existing knowledge) to make informed predictions about what’s needed over the next three to five years. Predictive maintenance, unlike preventative maintenance, is based on figuring out what could happen to a structure due to how it was built, where it is and what it might experience.
A note to keep in mind, here: Most parking structure owners think that predictive maintenance isn’t really needed for a newly constructed garage. That’s not the case. In fact, the best time to start a predictive maintenance program is just after construction is finished.
The biggest benefit of performing a predictive audit on your newly constructed garage is that we may find issues that are still covered under warranty. Most parking structures come with a one-year warranty from the general contractor, so if we find a construction issue, like poor concrete cover, fixing it may be covered at no cost to you. Construction issues like these can accelerate deterioration, and that means a much shorter life for your garage and more potential repairs. By catching issues early, predictive maintenance can cut down on those problems and extend your parking structure’s service life.
The true cost of deferred maintenance
“Cost of deferral” is a term we use a lot at StructureCare. Simply put, it’s what can happen when small repairs aren’t made, leading to larger, costlier repairs. There are three types of service that a parking structure needs:
Interim maintenance: These are routine, small-ticket things that need to be done for a garage to be kept in good condition — your basic parking garage maintenance.
Service life replacements: This is the process of keeping up with items that have a limited service life, like waterproofing systems. These items wear down over time, so replacing them regularly is important.
Repairs and restoration: These range from relatively small to time-consuming, expensive repairs. Small or large, these types of projects are almost always avoidable when routine maintenance and service life replacements schedules are kept.
The good news is that we’ve found keeping up with the first two items on the list above makes the third item almost nonexistent for parking structure owners. And that’s what we’re talking about when we refer to “cost of deferral.” If interim maintenance and service life replacement is not done regularly, a parking garage will need repair and restoration. And that comes with a lot more cost and time. But keeping up with interim maintenance and service life replacements lets your approach to maintenance be routine and predictable, not reactionary.
Predictive maintenance in action
Predictive maintenance is an ongoing process that investigates not only how a parking structure was built but what is affecting it today and can potentially affect it in the future. It helps uncover the underlying cause of a problem instead of just the symptom, allowing for a long-term fix. Predictive maintenance strategies also evaluate the effectiveness of previous repairs while proactively monitoring and addressing service life replacement needs.
On top of that, a predictive approach assesses structural maintenance and repair strategies for value. By making sure to maximize repair and maintenance dollars, predictive maintenance can reveal the cost of addressing repair needs now compared to the cost of deferral.
In short, predictive maintenance is a program that looks at likely areas of accelerated deterioration, investigates likely areas where deterioration can occur and plans maintenance and upkeep to maximize the value of repair costs.
The entirety of predictive maintenance hinges on proactive solutions, reducing risks and managing life cycle costs. At StructureCare, we condense these ideas into anticipate, mitigate and control.
Anticipate — For our service contract clients, we perform a combination of full-scale assessments, field investigations and reviews. We use our findings to develop strategies to mitigate the root cause of any problems and help our clients prioritize the work that needs to be done.
Mitigate — When StructureCare finds a problem, we move into the mitigate phase. This is where we complete preventative repairs and maintenance.
Control — With both the anticipate and mitigate steps in place, you gain control over the future of your parking structure. Control, in this case, means you can plan for repairs with less disruption to operation, stretch your budget further and not wake up to a big, costly problem.
Predictive maintenance, at its core, is about making decisions rather than responding to issues. Slowing down the rate of deterioration, managing life cycle costs and maximizing service life all lead to the best return on maintenance investment.
Why predictive maintenance is so valuable
Predictive maintenance is all about time. Without it, you’re stuck reacting to problems — and typically not at a time that is convenient. When you’re focused on interim repair and service life replacement instead (discovered in the “anticipate” phase and handled in the “mitigate” phase explained above), you aren’t just responding to problems. You have time to plan out when repairs are going to happen.
For example, with predictive maintenance, you can plan to install a new waterproofing treatment on your schedule. Instead of an emergency repair that shuts down your garage during your busiest month, you can look ahead and select a slower period when this service life replacement will happen. That way, you avoid an emergency leak situation, minimize disruption and can budget for the repair.
Another big benefit of predictive maintenance is how much it can extend the life of your parking structure. Typically, a garage’s service life is 70 to 75 years, and neglect can drastically reduce it. But with a predictive maintenance program in place, parking garage owners can see double or triple the service life of a neglected garage.
Predictive maintenance also helps you maximize the use of your garage. If even a part of your garage is in bad shape, it may take hundreds of parking spaces out of use, which costs you revenue. By keeping up with maintenance and addressing issues proactively, you ensure the whole structure is usable for the long term. And although you’re going to spend more consistently on maintenance over the life of your parking structure, it’s still far less than you’d spend tearing down and rebuilding a brand-new garage.
How to get started
Getting started with predictive maintenance can seem huge, but the truth is the right partner can help. Instead of depending on an assortment of groups (structural contractors, engineering firms, project managers, consultants, etc.), it’s best to find a single partner who can own everything. And that’s what we do — from assessing a parking structure to inspection and repair. With one partner who owns the program, predictive maintenance becomes the key to unlocking the longevity of a parking structure. Partner with us for a predictive audit of your parking structure. From there, we’ll work with you to determine maintenance and repair strategies and discuss what practices and structural preservation systems can be put in place to avoid more costly repair work in the future. Plus, we’ll educate your training and maintenance staff so they can spot issues and get them resolved faster and more accurately.
A New Approach to Parking Garage Repair Contractors
You notice a problem in your garage. Maybe a crack has formed in a concrete pillar. Maybe a patron complained about staining on their car. Or maybe you’ve noticed that your parking structure leaks after a heavy rain. Now that you’ve identified a potential problem, the next question is — who do you call?
Unfortunately, the answer isn’t always obvious. What you see on the surface might not be the root cause of the problem. And completing superficial fixes in lieu of what’s actually needed can lead to more expensive repairs down the line. So, how do you get started when you need a repair?
The traditional approach to finding a contractor
- There are many different types of contractors who may need to get involved in maintenance and repairs, depending on the scope of work. And at times, hiring parking garage repair contractors won’t be enough. You may also need to get an engineering firm, project manager and even a consultant involved.
- But working with multiple vendors can get tricky fast. First, it can be hard to make sure they’re all communicating with each other — and with you. Each vendor may have a different communication process, and unless you’re heavily involved in the work that’s being done, you may not always be aware of who’s talking to whom. For instance, have the structural contractors verified that they can execute the plans from the engineer? And if they haven’t, who’s following up on it?
- That also brings us to the issue of accountability. If something doesn’t go as planned, someone has to sort out who’s responsible for fixing the issue. In traditional parking garage maintenance and repair processes, that task typically falls on the facility manager and can require hours of back-and-forth, which may lead to change orders that eat into your annual budget.
- Additionally, the construction of your parking garage may play a role in what contractors you need. A precast parking garage will have different considerations versus a cast-in-place garage, so it’s important to find experts who specialize in the services you need. For example, certain waterproofing contractors may be highly experienced in applying elastic joint sealants in a precast structure, but they may not be as experienced in applying topical sealers.
The streamlined approach to choosing a contractor
So, with all those considerations in mind, how do you find parking garage repair contractors (and other necessary service providers) with the right mix of expertise, responsiveness and ownership? You could put together your own team, making phone calls, coordinating separate organizations and managing the work yourself. But there’s an alternative approach: Find a partner who manages it all for you.
When you partner with StructureCare, we serve as a single point of contact for parking garage maintenance and repairs. In fact, you don’t even need to determine what the problem is. If you see something that concerns you, simply contact us and we’ll come out to diagnose the problem right away.
After we’ve identified the root cause of the issue, we’ll make a customized, engineering-led recommendation on how to fix it. We’ll even provide a timeline and a price quote, guaranteeing that the price we’ve quoted for the scope of work won’t change even if we run into unexpected challenges after we get started.
Once you’ve signed off on the plan, our team owns the whole process. We’ve established relationships with the best firms in the industry — from parking garage restoration contractors to concrete repair contractors — and we’ll coordinate any onsite work that needs to happen. We’re also fully accountable for delivering the project on time and within budget. That means if something doesn’t go as planned, we’re committed to making it right with no extra effort on your part.
Our streamlined approach gives you a single point of contact for concerns, questions and problems related to your parking garage. We’ll also communicate the status of ongoing projects as often (or as little) as you’d like. And without the need to coordinate structural contractors, engineers and other outside vendors, you’ll have more time to focus on the day-to-day operations at your facility and the needs of your customers.
Parking Garage Spring Maintenance Checklist
From snow to ice to wind, parking structures are subject to the worst conditions winter offers. As we move into warmer weather, now is the time to assess the winter damage your parking structure may have endured during the colder months so you can prioritize necessary maintenance and repairs. By performing regularly scheduled condition assessments and proactive maintenance, you can maximize the service life of your structure and also lower operational costs, reduce safety hazards and prevent premature structural failure.
How did winter wreak havoc on your parking structure?
No matter your parking structure’s age, construction type or condition, aggressive winter maintenance can cause damage that triggers costly repairs, downtime and even premature failure.
Snow & the freeze-thaw cycle
Damage related to winter maintenance activities can be significant. Pushing snow against the perimeter of the structure might seem like the right thing to do, but this could impose excessive loads against the perimeter walls and spandrels, causing them to bow outward. This can result in significant structural damage, requiring emergency repair. Also, piling snow more than a few feet can quickly exceed the design capacity of the garage, resulting in structural damage or collapse. Lastly, skid-steer loaders, often used to push or load out snow, can easily create damaging overloading conditions with full buckets of wet snow.
Plows and skid-steer loaders used to move snow can cause significant damage to traffic coatings, expansion joints and joint sealants. This damage allows water to penetrate below the surface, which can accelerate deterioration, particularly during fluctuations in the freeze-thaw cycle. An experienced professional can help evaluate and plan safe winter maintenance practices.
Ice may seem like it’s only a concern during the coldest winter weather, but it also causes problems that manifest later. Improper use of de-icers can cause corrosion, as chemicals like chloride in the de-icers migrate into a reinforced concrete slab, causing delamination or fractures.
Ice can also clog drains, which leads to standing water. In addition to creating a safety hazard for customers and staff in the winter, pooled water can corrode concrete, leading to additional damage later. Ice buildup can also cause damage in unexpected places, like wall joints or drains.
Water can cause as much damage in winter as it does other times of the year. Whether it’s coming from rainfall or melted snow, it can cause significant stress that impacts your structure’s health. When water contacts concrete, it can seep into it, rusting and delaminating internal structures, like reinforcing steel. Water combined with chloride, as found in de-icers, can accelerate corrosion.
Prepare your parking garage for spring.
As you move into the spring season, it’s time to proactively identify winter damage so you can avoid costly and unplanned repairs down the road.
- Inspect joints and surfaces for cracks, chips and other damage.
- Examine waterproofing coatings as well as roof-level and architectural sealants, especially as they near the end of their service life.
- Sweep parking surfaces to remove loose debris and clear any cracks that formed during winter. Loose debris on the surface can create a slip-and-fall hazard, while debris that falls into cracks can widen the crack even further.
- Ensure drainage systems are cleared of debris and functioning properly to avoid the risk of standing water that can come with spring storms.
Post-winter assessments are essential to a proactive maintenance program that helps lower costs, mitigate risk and maximize your parking garage’s life span. Whether your structure experienced a normal winter or a 100-year storm, our structural experts can assess any damage and develop a proactive maintenance plan that reduces the impact of wintry weather on your business.
Along with an assessment, a proactive maintenance program will also prioritize and implement needed actions such as fixing concrete damage, repairing waterproofing coatings or performing a chloride-removing pressure wash. This approach might also identify gaps and help prevent damage during future winters. For example, it might suggest that third-party snow removal contractors receive additional training to reduce damage from snowplows.
Spring ahead with the right parking garage predictive maintenance partner.
As the weather warms, a proper maintenance assessment, prioritization and implementation are key to keeping your parking structure healthy. StructureCare’s team is ready to help you navigate post-winter challenges and ensure that your parking garage is ready for the spring season — and all the seasons that follow.
Learn more about winter damage repair and restoration solutions to protect your parking structure investment.