Featured article in the Colorado Real Estate Journal - January 2025

Maintenance of parking structures are essential components of urban infrastructure, particularly in bustling cities like Denver. With a growing population and a complex real estate market, the demand for structurally sound parking structures has never been higher. However, maintaining these structures is crucial to ensure safety, longevity and continued service to the owners, tenants and users of these buildings.

Regular maintenance is vital for several reasons:

• Safety: Well-maintained parking facilities provide a safe environment for vehicles and pedestrians. Poor maintenance can result in defects such as cracks, water intrusion and accumulation, icing, structural damage, and poor lighting, all of which can lead to accidents, injuries and even fatalities.
• Longevity: Consistent upkeep extends the lifespan of a parking structure. Neglect can lead to significant repairs or even complete reconstruction, which is far more costly than routine maintenance.
• Aesthetics: A clean and well-maintained parking facility enhances the overall appearance of the area. This is particularly important in a city like Denver, where tourism and local businesses thrive on visual appeal.
• Compliance: Adhering to local building codes and safety regulations is essential. Regular inspections help identify issues before they become violations.

Key maintenance activities include:

• Regular inspections: Inspecting parking structures regularly can help identify problems early. This involves checking for structural integrity, signs of wear and tear and compliance with safety regulations. Denver’s unique weather conditions, including snow and ice during winter, can exacerbate structural issues, making inspections even more critical.
• Surface repairs: Concrete surfaces can crack and degrade over time due to weather conditions and vehicle wear. Regular sealing and patching of these surfaces and maintenance of the waterproofing membrane and sealants prevent water infiltration and further deterioration. Denver’s freeze-thaw cycles and subsequent use of deicing salts can significantly impact concrete and structural reinforcing steel. Once the integrity of the structural steel is compromised, repairs become very expensive, making timely repairs essential.
• Cleaning: Keeping parking structures clean is vital for safety and aesthetics. Regular cleaning helps remove debris, oil spills, and other hazards that may cause slips and falls. In Denver, snow and ice during winter is also a crucial aspect of maintenance.‍
• Lighting maintenance: Adequate lighting is essential for the safety of users. Regular checks and replacements of light fixtures ensure that the parking structure remains well-lit, deterring criminal activity and enhancing user confidence.‍
• Drainage systems: Proper drainage is crucial to prevent water accumulation, which can lead to structural damage and create hazards. Regular maintenance of drains and gutters helps ensure that water flows freely and does not pool in the parking facility.‍
• Signage and markings: Clear and visible signage and pavement markings are essential for guiding drivers, ensuring pedestrian safety and helping deter oversized vehicles from accessing the parking structure. Regular updates and maintenance of these elements help keep the parking structure organized, safe and user-friendly.

Denver experiences a range of weather conditions throughout the year, including heavy snowfall in winter and intense UV exposure throughout the year. This variability necessitates seasonal maintenance strategies:

• Winter: Snow removal, ice treatment, and ensuring proper drainage and drain functionality to prevent ice buildup are critical during Denver’s winter months. Parking structures should be equipped with snow removal equipment and have a plan in place for quick response to winter weather events. Snow and ice removal equipment, as well as de-icing products, should be approved by a structural engineer.
• Spring and Summer: This is an ideal time for thorough inspections and repairs, including concrete sealing and resurfacing and maintenance of the waterproofing membrane and sealants. Cleaning efforts can also be intensified to remove residual deicing salts, sand, grime and debris accumulated during winter.
• Fall: Preparing for winter is crucial in the fall. This includes inspecting and repairing drainage systems and conducting a comprehensive assessment of the structure's condition before the snow arrives.

Maintaining parking structures in Denver is a multifaceted task that requires a proactive approach. Regular inspections, surface and waterproofing repairs, cleaning, lighting maintenance, and proper drainage are all critical components of an effective maintenance strategy. Given Denver’s unique weather conditions, seasonal considerations must also be factored into maintenance plans. By prioritizing maintenance, city officials, property managers and stakeholders can ensure that parking structures remain safe, efficient and appealing to users, ultimately contributing to the city’s growth and vibrancy.

Chris Boortz 

Principal, ASR Companies Inc.

Read the full article in the Colorado Real Estate Journal

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