A Smarter Approach to Parking Garage Repair and Maintenance – Working Within Budgets

Parking garages are critical infrastructure assets. They support daily operations for hospitals, universities, municipalities, and commercial facilities, yet their exposure to weather makes them particularly vulnerable structures. Constant exposure of the structure and its waterproofing elements to traffic, water infiltration, freeze-thaw cycles, and heavy use can cause rapid deterioration.

For owners and property managers, the challenge is clear: How do you keep garages operational, safe, and attractive while staying within budget?

At THP, we specialize in economical garage solutions that focus on condition assessments, master planning, and the design and administration of repair and maintenance projects. Our technical expertise and collaborative approach enables clients to protect their investments and avoid many hidden costs associated with deferred maintenance.

The Budget Challenge

Capital programs are often planned years in advance. As a result, when the need for unplanned garage repair hits, money could be committed elsewhere.

This friction can lead to instances of deferred maintenance, compounding issues such as:

• Water damage, causing steel reinforcement within concrete to corrode.
• Weather damage, including spalling and cracking from freeze-thaw cycles.
• Damage to concrete, which is a safety and appearance issue.

Left unattended, these issues can grow exponentially and cause larger and far more expensive repairs.

The Power of Condition Assessments

The key to keeping parking garage repair and maintenance proactive and within budget is to know the actual condition of the structure. A thorough condition survey will cover structural, waterproofing, and facade elements to provide a clear representation of the current conditions and anticipated future needs.

Assessments typically include:

• Descriptions of garage slabs, beams, columns, and facade elements, and their current conditions.
• Test methods and results such as chain drag, chloride sampling, and bond test of the membrane, as appropriate.
• Consideration of the costs and use-impact for single repair projects versus a multi-year phased approach to the recommended repair and maintenance.
• Long-term and short-term financial planning based on opinion of probable cost projections for recommended contractor efforts.

Such information helps owners to make informed decisions and determine where resources should be invested by justifying budget requests to stakeholders.

Phased Projects – Breaking Down the Numbers

For owners in need of extensive repair work, phasing large restoration projects offers an innovative approach to managing repairs while meeting available budget. Rather than asking for significant funds to address all recommended work in one large project, THP will often collaborate with owners to phase work over multiple years. Phased projects allow you to:

• Prioritize immediate safety and aging problems.
• Mitigate operational impact by doing construction at non-peak hours or within a pre-approved areas to limit lost parking stalls.
• Spread costs over multiple budget cycles to stretch scarce dollars.

This methodology has been highly effective on projects such as multi-year university and healthcare campus master plans across the Midwest.

Thinking Five to 10 Years Ahead

While condition assessments identify what needs attention today, master planning sets the course for the next decade. THP’s master plans prioritize repairs, assign probable costs, and provide a roadmap for extending the useful life of your parking garage.

Key benefits of master planning include:

• Predictable budgets: Advance knowledge of likely costs supports smarter financial allocation.
• Long-term savings: Addressing small problems now prevents expensive overhauls later.
• Reduced disruption: Planned phasing avoids sudden shutdowns due to unexpected failures.

For example, THP’s 10-year garage restoration program at the University of Kentucky provided a prioritized plan with annual budgets for eight garages. This proactive approach enabled the university to manage millions of dollars in restoration work without disruptive financial surprise.

Tailored, Economical Solutions

No two garages are the same, and funding for repair projects isn’t either. THP does not use “cookie-cutter” designs, but a custom-designed overall approach to fit available funding and useful life considerations. Our technical focus includes:

• Value-based construction: Choosing products and repair methods that have proven to be durable and of high quality.
• Warranty coverage: The protection of standards well beyond what’s normal in the industry, providing peace of mind and accountability.
• Phasing and traffic control plans: Keeping garages open for business during construction when feasible.

This positions restoration as an investment in the long-term performance of your facility.

Case Studies: Real-World Impact

These case studies highlight how proactive evaluation, strategic planning, and phased restoration efforts create resilient facilities that continue to meet the needs of institutions and their communities.

• Harvard University’s Broadway Garage: For nearly two decades, the phased project was a virtual strip-down-to-the-bones job, from replacement of structural floors to modernization of the facade while the garage remained in service.
• CampusParc at The Ohio State University: Annual evaluations notify CampusParc staff of what needs to be addressed on each of their 17 garages (13,000 stalls) to allow better data-based prioritization and project phasing that does not catch them off guard with sudden budget requirements.
• Northern Kentucky University: Five-year condition assessments leading to phased restoration packages, with appropriately timed projects such as stair tower replacements and waterproofing upgrades.

These examples demonstrate how proactive planning and staged restoration with post-restoration evaluations can increase the value for owners and institutions.

Takeaways for Owners and Property Managers

1. Spend money on condition assessments. You need to know the full extent of what your garage might need.
2. Perform projects in stages to spread costs, minimize disruption, and create more feasible budgets.
3. Establish master plans that correspond with financial objectives over the long run.
4. Rely on customized, cost-effective solutions to lock in the value of your investment and increase your parking garage’s service life.
5. Work with trusted professionals who can help you. Defend your garage, defend your budget.

Parking garage repair and maintenance doesn’t have to drain your resources. It is possible to maximize your budget with THP’s expertise in economical garage repair, phased projects, and master planning, you can maintain safety, functionality, and appearance.