Spotting Early Signs of Deterioration Before Spring

Last updated: February 20, 2026

As winter transitions into spring, parking structure owners should be thinking beyond melting snow and ice. Freeze-thaw cycles, snow loads, de-icing chemicals, and water infiltration can quietly impact a structure’s condition.  
 
Early spring is also when winter damage becomes most visible. Common issues include spalled concrete, loose or falling masonry, concrete debris on vehicles or floors, widening cracks, roof-level wash damage, new leaks, and drainage concerns. This time of year often reveals both reactive repair needs, such as spalling or leakage, and preventive opportunities identified through early detection. 

Spotting these early signs now allows owners to plan repairs strategically and avoid costly emergency work later. 

To help you stay ahead of seasonal maintenance, we’ve provided a free downloadable Parking Garage Maintenance Checklist below that outlines year-round tasks your team can follow to proactively manage deterioration. 

Why Early Detection Matters 
 
Most parking garages, particularly above-grade structures, are exposed to harsh environmental conditions and heavy use. Even if a structure appears to be in good condition at a glance, small issues can accelerate quickly once winter thaws give way to spring rain and runoff. 
 
Identifying problems early allows you to: 

• Reduce safety risks for drivers and pedestrians 

• Prioritize repairs within your annual maintenance plan 

• Lower long-term repair and lifecycle costs 

• Extend the service life of the structure 
  

Key Signs to Spot Before Spring 

Before temperatures rise and spring storms move in, take time to inspect your parking structure with these common warning signs in mind. 
 
1. Spalled or Cracked Concrete 

Spalling occurs when concrete flakes, chips, or breaks away, often due to freeze-thaw cycles, de-icing chemicals, or moisture infiltration. Cracking may indicate movement, corrosion of embedded reinforcement, or ongoing water intrusion. Also look for loose masonry or façade damage, which may signal similar underlying deterioration. Identifying these conditions early typically leads to more manageable and cost-effective repairs. 

2. Water Leakage and Staining

Look for water stains, rust staining, efflorescence (white mineral deposits), or signs of corrosion at embedded metals. These conditions often indicate that water is penetrating the concrete or that waterproofing systems are compromised. Addressing leaks early helps prevent reinforcing steel corrosion and concrete delamination. 

3. Ponding or Poor Drainage

Standing water after rain events or during thawing periods is more than a nuisance. Persistent ponding accelerates freeze-thaw damage and can degrade protective coatings and sealants. Ensure drains are clear, surfaces are properly sloped, and drainage systems are functioning as intended. 

4. Exposed or Corroded Reinforcing Steel

Cracked or spalled concrete can expose reinforcing steel beneath the surface. Once exposed to moisture and oxygen, corrosion can progress rapidly. As steel corrodes, it expands, placing pressure on the surrounding concrete and causing further cracking or spalling. Prompt repairs help protect structural integrity and limit the spread of deterioration. 

5. Expansion Joint Damage

Expansion joints are designed to accommodate structural movement caused by temperature changes. Signs of joint failure may include loose or missing sealant, widening gaps, splitting, or visible wear. When joints fail, water can infiltrate deeper into the structure. Repairing damaged joints before spring rains can significantly reduce additional deterioration. 
 
Turn Early Detection into a Maintenance Advantage 

Winter can be hard on parking structures, but spring does not have to be the season when major problems are discovered. By identifying early signs of deterioration now, owners can take a proactive approach that supports safety, budgeting, and long-term performance. 
 
Download Your Free Parking Garage Maintenance Checklist 

To help you plan and prioritize maintenance tasks throughout the year, including seasonal considerations for winter, spring, summer, and fall, download our Parking Garage Maintenance Checklist below. It is a practical, easy-to-use resource for parking structure owners and facility teams.