CREJ - Building Dialogue - September 2015
Colorado parking garages have it rough. They are continuously exposed to the - elements: repeated freeze-thaw cycles, daily vehicular traffic wear and tear, and aggressive deicers. These all contribute to deterioration of the parking garage and can cause safety issues. An investment in high-quality materials during original construction, combined with routine maintenance, not only prolongs the life of a garage, but also greatly reduces overall life-cycle costs. Environmental factors and wear and tear make parking garages a consumable product. Chloride-based (salt) deicers mixed with snow stick to vehicles, then drip onto parking garage entryways, ramps and decks. Concrete is porous and salt is corrosive to reinforcing steel. Chloride compounds penetrate concrete surfaces and, over time – sometimes in as little as a year – lead to concrete deterioration. The result: cracks and leaks that flow to lower levels of the garage. Reinforcing steel embedded in the concrete rusts, resulting in cracking and concrete surface degradation. Whether a parking garage is in the design phase or is 20 years old, property owners can take proactive measures to protect their investment. If owners build their parking structures well and keep the structure maintained, they can have a safe and functional parking structure while saving money over the lifespan of the garage. Conversely, a poorly built garage or one that has not been properly maintained can turn into a money pit and liability for the owner. Liabilities often come in the form of tripping hazards and salt solutions leaking on cars, but eventually will lead to life-safety problems for the structure if not addressed. A parking garage life cycle consists of two phases: initial investment and ongoing maintenance. A typical initial investment during construction often includes good-quality materials, but high-quality initial investment owner choices – such as concrete admixtures, epoxy-coated reinforcing, traffic coatings and sealers – save money in the long run. For example, concrete admixtures or sealers can cost as little as 50 cents per square foot during original construction, but costs balloon to $50 per square foot for later surface repairs. The numbers get even larger if repairs include new structural reinforcing due to neglected maintenance. Routine maintenance performed on a regular basis will prolong the life of a parking structure, and protect against major and costly repairs. Such measures often consist of power washing, painting, sealing, caulking and waterproofing parking surfaces. The accompanying chart is a comparison between a structure built with typical construction practices and one for which the owner has implemented high-quality materials and protection measures. Both approaches, when combined with proper maintenance, will yield an acceptable product, but the typical option won’t provide the longevity or high-value retention desired by future owners. An extra $1,000 per space upfront can save $12,000 per space over a 50-year timeframe. This amounts to a return on investment equivalent to 5.1 percent per year compounded annually. Over the long term, the high-quality initial investment garage is less expensive and lasts longer! A parking structure is an asset; treat it as an investment. Protect it, tenants, and your portfolio. bbromiel@martinmartin.com