Property managers in Vancouver know how critical parkades are for both commercial and residential buildings. In residential buildings, they are the most used common area while in commercial properties they produce revenue. Any problems can disrupt building operations and inconvenience tenants. To ensure smooth operations and to protect this valuable asset, regular parkade maintenance, and careful planning is required. Let’s take a look at five keys areas that are essential for parkade maintenance and answer a few frequently asked questions.
Key Parkade Maintenance Areas
1. Parkade Membranes: Waterproofing and Protection
A parkade membrane is a waterproof coating applied to the concrete deck surface to stop water damage and prolong the service life of the structure. When it comes to a parkade membrane there are a few key items that need frequent review.
- Property managers should carry out routine checks for cracks, delamination (membrane peeling off the deck), and wear and tear.
- Small cracks can usually be quickly repaired. Larger cracks or delaminations need mechanical removal of the existing membrane, concrete preparation, and reinstallation of sections of the parkade membrane. All of these repairs need to be completed by certified professionals experienced as technical material knowledge and specialized equipment are required.
- Check for areas where the membrane is thin or worn through (concrete or base coat visible) such as drive lanes. If wear and tear is noted, spot repairs can be done to prevent having to do major restorations.
- Membranes should be power washed every 3 years to remove dirt, grease, and debris. Doing so increases the service life of the membrane.
2. Lines, Stalls, and Markings: Ensuring Safety and Efficiency.
The lines in your parkade serve two purposes: to direct traffic flow through drive lanes, turnarounds, and parking, and to identify areas where pedestrians, parking restrictions, and may be present. Items to consider when it comes to maintaining and improving the service life of parkade ines:
- Drive lane arrows and line markings (which wear easily) should be repainted every 3 years, and parking stalls every 8-10 years to keep line markings clear, and enhance traffic flow and safety.
- Power washing the parkade deck every 3 years prevents the buildup of dirt, grease, and debris which affects the visibility and service life of the lines.
3. Crack Repair: Checking for Structural Integrity
As a building settles, cracks are seen most especially on the parkade on the deck and sometimes on the perimeter walls. These cracks must be checked regularly to ascertain their existence and severity as part of the structural assessment of the property. It is imperative to know the cause of each crack as some may be an indication of serious structural failures that needs to be addressed immediately. Ceilings and perimeter wall cracks are normal due to settling, shifting, and water ingress.
- Annual inspections assist in identifying cracks at an early stage and prevent more severe consequences.
- Cracks can be sealed with epoxy, foam, or polyurethane, but it is crucial to deal with the cause of the problem to avoid further damage.
- In parkade decks, it is preferable to fix cracks from the deck surface rather than from the ceiling. In the same manner, if walls have cracks, it is preferable to fix them from the outside as much as it is possible to do so from the inside. This way, water does not get into the structure and causes more damage.
4. Expansion and Cold Joints: Preventing Water Damage
Expansion joints are designed to let movement happen, while cold joints happen when new concrete is poured against existing concrete. These are important components of parkade systems and should not be ignored in the maintenance schedule. Both types of joints require routine evaluation for cracks, sealant failure, delamination, and water intrusion.
- Maintenance entails a clean-up, a new sealant application, and crack fixing.
- Cold joints and expansion joints repair should only be done by licensed contractors who are familiar with this type of work. Certified contractors are trained and experienced in installing and repairing expansion joints properly, which is essential for the structural integrity and service life of the parkade
5. Painting: Protection and Aesthetics
The process of painting concrete surfaces is quite essential and it has both protective and aesthetic functions, as well as improving safety and visibility. The transformation of a parkade from dull grey concrete to bright white can be quite stunning and significantly add to the value of the structure.
- Power wash painted surfaces every five years and deal with any cracks or peeling paint at once to avoid the bigger problems
- It is also important to note that any touch-ups should be done with the same product, color, and sheen as was used initially to avoid problems with paint adhesion and color matching.
6. Wayfinding: Easily Understandable Signs for Everyone
Proper wayfinding systems with signs, directions, and colors help people find their way through the parking garages easily. This in turn increases the value of the product and reduces the chances of the user getting lost. You may want to consider working with a wayfinding designer to develop a full system.
FAQs
- What are the types of parkade deck membranes?
The two main types are polyurethane and polymethyl methacrylate (PMMA), which vary in price and quality.
- How long will a parkade membrane last?
The average service life is 10 – 30 years, this will depend on the type of membrane used and the quality of the preparation work done, as well as the level of vehicular traffic.
- How much does a parkade membrane cost?
The costs are determined by the membrane material and level of preparation and typically range from $30 to $50 per square foot.
- How often should I repaint the parking lines?
Drive lane lines may need repainting every 2 – 3 years, while parking stalls may need repainting every 5 – 6 years.
- How do I repair a crack in a parkade?
Some of the methods include Epoxy or polyurethane injections, Routing and sealing, and Concrete sacking. The cause of your crack will determine the right method that should be used and this can only be done by a professional. The most efficient way of fixing cracks is to do so from the top surface to treat the cause of the crack or leak.
It is important to ensure that your parkade is well maintained to ensure safety, functionality, and durability. Through routine inspections, quick action on problems, and preventive measures, you can conserve your investment and avoid the expense of repair in the future. As a well-maintained parkade improves the user’s experience, enhances safety, and adds value to the property, it is important to take good care of it.
For more information on parkade maintenance or to inquire about your next project, the WCP Building Renewal team can be reached at [email protected] or 604.420.5552.
