The Hidden Dangers Inside Parking Structures (And How to Prevent Them)

Key Concepts:

• Parking structure vulnerability due to exposure to elements.
• Importance of proactive maintenance vs. reactive repairs.
• Early warning signs of structural damage (cracks, exposed rebar, rusted steel).
• Impact of deferred maintenance on lifespan and cost.
• The role of parking structure maintenance as a litmus test for overall building maintenance.
• Using technology like Fieldwire for efficient communication and problem-solving.
• Carbon fiber strengthening as a material trend.
• Challenges of staging parking garage repairs due to space limitations.
• Importance of collaboration and adaptability in project management.

1. Vulnerability of Parking Structures:

• Parking structures are highly susceptible to structural damage due to their exposure to the elements (snow, rain, ice, salt).
• Open-air designs allow water to penetrate concrete, leading to rebar corrosion.
• "Parking structures are exposed to the elements...snow and rain cars drag in ice that that melts off and the water gets on there uh penetrates the concrete and and starts to rust the rebar they get salted they get snowplowed so they really get they get beat up and weathered throughout the years from use and abuse" - Scott Baresi

2. The Cost of Neglect and the Importance of Proactive Maintenance:

• Poorly maintained parking structures can lose up to 30% of their lifespan, resulting in millions of dollars in preventable repairs.
• Reactive maintenance leads to exponentially growing problems and higher costs compared to proactive maintenance.
• Proactive owners tend to have better-maintained properties, leading to higher rental and sale prices.
• Parking garages are often viewed as a cost rather than a strategic asset, leading to deferred maintenance.
• "Did you know that when parking structures are poorly maintained they can lose up to 30% of their lifespan this costs millions in preventable repairs and can put public safety at risk despite this they're often treated as background infrastructure rather than a strategic asset" - Rebecca Sway

3. Early Warning Signs and Structural Issues:

• Key indicators of potential problems include cracks in concrete, exposed rebar (spalling), and severely rusted steel.
• These signs should prompt immediate attention and repair to prevent further deterioration.

4. Overcoming Resistance to Maintenance:

• Resistance to maintenance recommendations often stems from cost concerns and the perception that repairs can be deferred until the property is sold.
• Providing visual evidence (photos) of structural damage can help owners understand the severity of the issues and the need for immediate action.
• "Sometimes when you can show them uh exposed uh rebar and different severe problems that are happening around there it kind of opens their eyes to the fact that they have to actually open their wallet" - Scott Baresi

5. Technology and Tools:

• Fieldwire is a useful tool for contractors and engineers, enabling efficient communication, plan sharing, photo uploads, and real-time collaboration.
• It facilitates quick information exchange between field staff, project managers, and engineers.
• AI is being explored for quantity take-offs, but its current capabilities are limited.

6. Material Trends:

• Carbon fiber strengthening is increasingly used to reinforce concrete structures.
• Overall, material advancements in parking structure repair have been incremental rather than revolutionary.

7. Lifespan and Preventable Measures:

• The lifespan of a parking structure depends heavily on maintenance.
• Waterproofing products are essential for protecting concrete from deterioration after repairs.
• Disruptions caused by parking garage repairs (closing off sections, relocating vehicles) are a major challenge for owners.
• "There's a lot of disruption when it's related to you know related to parking garages because you have to shut areas of the garage down you have to change traffic patterns s and you know the re most of the time there's not excess spaces right so the biggest challenge that we have is a garage has x number of spaces well on any given day most of the time most of them are filled well now they need to start giving up spaces in order to allow us to close the areas down to to do the work that needs to be done" - Scott Baresi

8. Design Considerations and Collaboration:

• Newer parking garages are not typically designed with future repair considerations in mind.
• Collaboration with structural maintenance experts during the design phase is crucial for long-term durability and maintainability.
• Even if extra space is initially designed, it often gets utilized for additional parking to maximize income.

9. Project Management and Adaptability:

• Effective project management involves understanding stakeholder needs, developing initial plans, and adapting to unforeseen challenges.
• Trust and communication are essential for successful project execution.
• "You have to have some level of trust that that we know we're doing and and that uh we just need to come up with an initial plan we need to go and then you have to trust the changes that we make are are for the benefit of of everybody involved to make the the project go smoothly" - Scott Baresi

10. Scott Baresi's Career Path and Advice:

• Scott Baresi started in entry-level positions and gradually learned all aspects of the business through curiosity and initiative.
• His advice for aspiring leaders includes being curious, willing to learn, taking chances, showing responsibility, and becoming an indispensable asset to the company.
• "You have to want it you have to um you know be curious you have to be willing to learn uh you know continue to take chances and and improve and uh show that you care be responsible right" - Scott Baresi

11. Synthesis/Conclusion:

The key takeaways from the discussion are the critical importance of proactive maintenance for parking structures, the identification of early warning signs of structural damage, and the need for collaboration between owners, engineers, and contractors to ensure long-term durability and safety. The conversation also highlights the challenges of managing parking garage repairs due to space limitations and the importance of adaptability in project management. Scott Baresi's insights emphasize the value of visual communication, the use of technology, and the need for a holistic approach to parking structure maintenance that considers both structural integrity and user experience.