Parking Garage Maintenance

Assessing and Addressing Post-Storm Parking Garage Maintenance

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Storms are unavoidable and known to wreak havoc on city infrastructure, with $1 billion in damages in the U.S. alone in 2023. Parking garages are especially vulnerable because their open design exposes them to natural elements regularly. Parking garage inspections after storms, especially during the late hurricane season when storms are more frequent and severe, are critical to identifying storm-related issues that can be mitigated by following these tips to keep your parking garages in optimal shape.

Post-Storm Parking Garage Checklist: What to Inspect and Repair

After severe weather, parking garages often show issues, like cracks, water seepage, and rust in steel reinforcements. Pooling water and clogged drains are also common. Regular maintenance prevents costly repairs and keeps the garage safe for your visitors and tenants. 

Here are the key issues to look for when performing post-storm inspections to ensure long-term structural health:

Leaks and Water Intrusion

Rain and flooding can lead to leaks by water sneaking through the cracks in the surfaces, and bypassing waterproofing materials that have weakened over time. If left untreated, water intrusion can corrode the steel reinforcements inside the concrete, leading to serious structural issues and expensive repairs that could have been avoided with a simple inspection. It’s also important to check for unusual dampness, active dripping from the ceiling, wet patches near cracks, and if the drains are working properly. These key areas will give you an accurate sense of the overall health of the parking structure after a storm.

Damage to Structural Elements

Heavy rain, wind, and debris can compromise the structural integrity of parking garages, causing cracked beams, loose concrete, and broken joints. If left unaddressed, these issues may lead to progressive damage, including water infiltration, corrosion of reinforcing steel, and eventual structural failure. Over time, minor cracks can expand, creating safety hazards for both vehicles and pedestrians. Professional assessments after severe storms are crucial for detecting hidden damage early and ensuring timely repairs. This safeguards the structure’s stability and helps avoid costly, extensive repairs later.

Water Spots and Staining

Storm water often deposits minerals and debris in the parking garage concrete, causing strains. If left untreated, these spots cause long-term discoloration and diminish the garage’s appearance. Applying concrete sealant helps prevent future stains by creating a protective barrier against water and debris. Pressure washing is an effective method to remove mineral deposits and debris, restoring the surface’s appearance so it can leave a better first impression.

Debris Accumulation

Following severe weather, parking garages often accumulate debris like leaves, branches, and trash. If not promptly cleared, debris can clog drains, leading to water pooling and potential accidents. Standing water can cause cracks and corrosion over time. Regular cleanups, especially post-storm, are crucial to prevent water buildup and maintain the parking deck’s condition.

Why Regular Inspections Matter After Storms

Routine inspections after storms are essential to catch small issues like cracks, leaks, or debris before they escalate into major problems. Regular check-ups help property managers stay ahead of potential damage. Professional assessments, however, are crucial for identifying hidden issues that may not be visible at first glance. These experts can detect underlying problems, like structural weaknesses or water infiltration, that could become serious safety risks and compromise the building’s integrity if left unchecked.

How to Get Ahead of the Next Storm

Scheduling professional post-storm inspections to assess damage and implement timely solutions is key to preventing expensive repairs and extending the lifespan of your parking structure. 

A1 has set the standard in exterior building maintenance, specializing in parking garage restoration. We offer comprehensive parking garage restoration services, including concrete and structural steel repairs, bearing pad and expansion joint replacement, and much more to keep your parking structure in pristine shape.

Request a quote today to keep your garage serving people reliably for years to come.

parking garage maintenance, parking garage cleaning

Keeping It Clean: The Complete Guide to Parking Garage Maintenance & Sustainability

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Parking garage maintenance is more than just keeping the structure clean. It’s about ensuring people’s safety, preserving a building’s aesthetic, and reducing costs while increasing the likelihood of return visits. The parking garage is your visitors’ first point of entry, from businesses to healthcare facilities, public buildings and more. You only get one chance at a first impression.

To ensure your parking garage cleaning services are optimal and sustainable, it’s best to take a data-driven approach to how often you should clean while being cost-effective and proactive. This guide will walk you through our recommended approach for your parking garage maintenance and how to identify the problems neglect can cause that professional cleaning can fix.  

The Basics of Parking Deck Maintenance 

Maintaining a parking deck starts with addressing daily use, fluctuating temperatures, and weather, all of which can damage the structure and compromise safety. Recognizing these challenges and implementing protective measures ensures longevity and security for users.

Environmental & Structural Challenges

De-icing salts during the winter, leaking oil fluid from a faulty oil filter, and carbon from vehicle exhausts can all weaken the concrete and structural elements, like steel reinforcements bars, necessitating regular through cleanings. Scheduling parking garage cleaning services, including regular pressure washing, helps to eliminate the contaminants vehicles track in, so that your parking garage will be functional for years to come.

The Financial Benefits of Regular Parking Garage Maintenance

If you want to extend the lifespan of your parking garage, allocating budget towards your parking garage maintenance is critical. This will ultimately save you money in the long term by preventing major damage and ensuring your parking area remains safe and functional no matter how busy it becomes. 

Extending the Lifespan of Your Parking Deck With Preventative Maintenance 

A parking garage’s aesthetic is a clear indicator of its health, and the right cleaning techniques can have a direct impact on extending the lifespan. A multi-story garage may suffer damage due to chloride buildup from road salts. Without regular cleaning, the salts can cause serious corrosion, leading to broken post-tension cables and delamination of the concrete slab, which can become major safety risks for tenants and visitors. Fortunately, a regular cleaning schedule with a meticulous provider like A1 can lead to those structural issues being discovered and brought to the property manager’s attention for repairs. Regular pressure washing can also help remove those harmful salts and contaminants, extending the garage’s lifespan while also making it look healthier.

Cleaning strategies should also factor in unique climate conditions. Coastal garages, like in Florida, are more prone to sand and water being carried in, so they require frequent sweeping, vacuuming, and pressure washing of the floors and drainage areas to preserve the aesthetic and make sure water can drain effectively from the garage. Garages in dry areas, like Arizona, may need regular cleaning and inspection to spot any cracking due to thermal expansion. Parking garage cleanings assist in detecting any damage early, and ultimately help avoid high-cost structural repairs.

Safety and Aesthetics – Why Cleanliness Matters 

Parking garage cleanliness is about more than just about structural integrity. The pristine and professional aesthetic of well-maintained parking decks helps make people feel safe and comfortable, creating an inviting space for visitors. Regular maintenance also prevents hazards, like oil slicks or debris, while promoting a well-lit, orderly environment. This fosters trust and leaves a lasting impression on your visitors and tenants that can to a long way.

Impact of Cleanliness on Safety

The National Crime Victimization Survey notes that more than 1 in 10 property crimes occur in parking lots or garages. Maintaining your parking garage can help curb this trend. Proper lighting has not only been shown to reduce nighttime crime by up to 36% by giving the perception of safety by eliminating dark hiding spots for criminals, but it can also help visitors see spills, debris, or anything that can cause them injury. 

Ensuring signage, mirrors, and stairwells are visible and functional will lower the risk of traffic collision by eliminating blind spots and helping visitors navigate around safely. Cleaning pipes and eliminating grease that’s built up from vehicle traffic can keep essential fire safety devices, like ventilation and fire suppression systems, from being clogged when they’re needed. All in all, regular parking garage cleaning can mitigate liability from any accidents, help you meet compliance requirements, and save money in fines. 

First Impressions & Customer Retention

A sense of calm and trust usually comes over most visitors and tenants when they enter a well-maintained, clean parking garage because it’s their first impression of a business. The attention to detail conveys a level of professionalism and care. 

Key Components of an Effective Maintenance Program

A successful parking garage maintenance program hinges on understanding the right frequency of service, applying proper techniques, and adhering to environmental standards. To make your parking garage cleaning more effective, follow these five keys that we recommend every facility manager to implement immediately:

  • Frequency of Cleanings: The frequency of the parking area cleaning depends on the garage’s climate, traffic, and time. Garages in temperate areas like Los Angeles need annual cleanings, while those in humid regions​ like Miami require semi-annual cleanings. You can also regularly clean throughout the year by focusing on one floor at a time if that works best for your schedule. Adjustments should be made based on vehicle traffic and weather exposure.
  • Cleaning Techniques: Pressure washing is ideal for removing grease, oil, and de-icing salts from large surfaces. Using a big ride-on scrubber can also help with cleaning large areas, helping visitors and tenants to navigate parking areas safely and efficiently. 
  • Environmental Compliance: Follow the EPA’s Clean Water Act by reclaiming water used during cleaning to prevent contaminants from entering the draining system and avoid fines. 
  • Safety Protocols: Conduct a pre-service risk assessment to identify areas to block off and protect workers and visitors. Document the cleaning process to comply with safety regulations and ensure accountability so nothing gets lost in translation. To minimize disruptions for tenants and visitors, schedule cleaning during low-traffic periods, and provide clear signage that lets people know where and when cleaning will be done. 
  • Choosing a Vendor: Select a vendor with strong safety management, experience in customizing cleaning schedules, and an excellent track record. Using a single vendor streamlines operations, ensures consistency, and provides a single point of contact for your property’s cleaning needs.  

Transform Your Parking Garage by Selecting the Right Maintenance Partner

Routine parking garage cleaning services impact more than just parking—they enhance safety, save building owners significant costs in the long run, and keep visitors comfortable with returning. Regular cleanings can also extend a parking garage’s lifespan by decades by making issues visible early. 

A1’s attention to detail with its parking garages cleaning services will make all the difference on the health of your parking garage. We’re well-equipped to handle any mess with our specialized pressure washer equipment, perfect for commercial garage cleaning services. 

We also practice sustainable cleaning and ensure that your parking garage issues do not affect the surrounding environment. Our instant wastewater recovery system prevents cleaning chemicals and debris from entering local waterways, while also reusing the water after oil and sediments are internally removed.

We customize our cleaning services to fit your unique needs. Here are a few of the comprehensive parking garage cleaning services we offer:  

  • Pressure washing facades, vertical and flat surfaces
  • Debris and cobweb removal
  • Detailed cleaning of pipes, mirrors and stairwells

A well-maintained parking garage can be a factor in your business’s success. Request a quote today to take the first step in transforming how people interact with your business. 

Safety Systems

Budgeting for Your Building: Part 3 – Rooftop Fall Protection

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Proactive safety measures do more than comply with regulations—they safeguard lives. Maintenance teams and contractors depend on the safety systems that building owners and property managers implement. By prioritizing safety within your budget, you protect people, reduce your liability, and make the most of your maintenance funds before they’re gone, ultimately enhancing your building’s operational stability.

Safeguarding Your Building by Prioritizing Safety Measures

Avoidable incidents, including the recent tragic loss of a business co-owner in Charlotte and the injury of a maintenance worker in Houston, highlight exactly how overlooking safety measures can result in devastating consequences.

As a building owner, it’s critical to understand that your duty to provide fall protection and adhere to OSHA’s General Duty Clause cannot be outsourced or delegated. For this reason, legal and ethical responsibilities for maintaining a safe environment free from recognizable hazards fall squarely on your shoulders. You can protect people by prioritizing safety, reducing liability, and enhancing your building’s operational stability.

Additionally, having proper fall protection systems in place, such as guardrails and anchorages, enhances safety and speeds up maintenance requests, providing quicker resolutions for tenants. For instance, an HVAC contractor can start work immediately when fall protection systems are already in place, eliminating the need for time-consuming setup and breakdown of equipment. Similarly, if there is a leak in the building, proper anchorage allows faster access and repair compared to using an aerial work platform, which requires more coordination and logistical challenges. By prioritizing safety, you protect people and reduce liability, streamline operations, and enhance your building’s overall efficiency.

The High Costs of Overlooking Safety Systems

The safety component is often overlooked or taken for granted when hiring a building service provider. It’s easy to assume the provider you hire is professional and skilled and that they bear the responsibility to operate safely. That’s only partly true. Safety is a burden both the provider and the building owner share. 

Shared assurances are commonly required. The building owner must provide anchorage, load testing and certification of the anchorage. The maintenance technician is responsible for supplying proper equipment, ensuring trained staff, and implementing safe work plans. Failure to meet your obligations can lead to liabilities, higher costs, operational disruptions, and far worse. 

Let’s examine the financial implications of not complying with OSHA’s regulations. Here are the levels of fines for OSHA violations as of 2024:

  • Serious Violations: Up to $16,131 per violation.
  • Willful or Repeated Violations: Up to $161,323 per violation.
  • Failure to Abate Violations: Up to $16,131 per day beyond the abatement date.

Fall protection citations are among the most common citations handed out, and for good reason. Falls from heights remain the most frequent cause of workplace fatalities and injuries. On top of fines, with some reaching seven figures, property owners could also face lawsuits and civil judgments for neglecting fall protection responsibilities. For these reasons and moral obligations, it pays to keep fall protection as a non-negotiable for your annual budget. 

Maximizing Your Safety Systems Budget

A key aspect of creating a safety systems budget for your building is staying in lock-step with OSHA regulations since OSHA is the minimum level of safety required. OSHA will continue to ratchet up efforts to reduce tragic and avoidable falls from heights. 

One example is OSHA’s recent National Emphasis Program aimed to raise awareness and reduce injuries and fatalities related to falls from heights. For these reasons, allocating unspent funds toward safety systems ensures you remain compliant and that you, as the building owner willfully took action to mitigate hazards. 

Here are our recommendations to maximize your safety systems budget. 

Rooftop Assessments: This assessment is the first step in the path to compliance. You can use our self-assessment tool to get started or reach out to us to schedule a professional site evaluation. If we identify any fall hazard risks, we will develop a straightforward, cost-effective plan to bring your building into compliance.

Fall Protection Solutions: We tailor our approach to rooftop safety to meet your building’s unique needs. The goal is compliance, safe facade access, and coverage for all potential fall hazards. A1 provides you with a complete turnkey service from design to installation and certification. Examples include: 

  • Roof Hatch Guardrails— OSHA requires roof hatches to be protected on at least three sides by a guardrail and a self-closing gate. This way, no one can fall back down inside when the hatch is open.
  • Skylight Protection— Plastic and glass skylights must be protected. OSHA views all skylights as holes or openings where someone can fall through. A simple fix is a skylight cover or guardrails.
  • Guardrails— Any elevation change of 4 feet or more requires a guardrail or parapet wall that is 42 inches (± 3 inches) in height and able to withstand 200 pounds of force applied in a downward or outward direction. A counterweighted guardrail system can be an easy permanent fix without adding roof penetrations. 
  • Ladders, stairs, and ramps— For rooftops with slopes or uneven surfaces due to architectural features, you may need to install stairs, ramps, or ladders to ensure safe access. If you have fixed ladders, whether inside or outside, leading to a roof hatch, OSHA regulations require specific safety measures to protect workers, especially at the upper levels of the ladder. These regulations include fall arrest systems and other safeguards to prevent falls from heights. 

Roof Anchorage Testing, Certifications, and Inspections

If you have a roof anchor system, the end of the year is a good time to use the remaining budget funds and complete your annual anchorage inspection. By this time, window cleaners would have likely used the anchorage from the annual inspection 2-3 times throughout the year. Keep in mind that certification and testing are required every ten years and recommended every five years for adhesive anchors. 

Rooftop Anchor Installations

A1 and third-party engineers work together to review your rooftop and, if needed, develop and design a compliant and functional anchor layout. An added benefit of working with A1 is that our team of experts is well-versed in working on high-rise buildings as well as OSHA’s Rope Decent Systems (RDS) and scaffolding requirements. We will design a functional anchor layout and leverage our trusted third-party engineers to verify anchorage points and ensure structural stability. This step is crucial for meeting the certification requirements (due every ten years) per OSHA 1910.27, as our engineers physically test anchors via pull test while reviewing structural attachment and structural analysis of the anchorage design. 

This is a major safeguard with many components designed to allow for certifiable attachment points for workers to suspend ropes and safety lines. A Professional Engineer (P.E.) must examine the anchorage and structural attachment to your building to determine what can be considered a safe anchorage point. In some cases, structural elements like steel columns, concrete columns, or cooling tower supports can be evaluated for use as anchorage.

Our webinar highlights wise budget maneuvers to make as the year draws to a close to ensure a safe and compliant workplace for building service providers working at heights. These quick wins don’t just protect next year’s budget from being reduced; they protect you and those who work to keep your building in top shape. 

Leverage A1’s Safety Systems Expertise

As you can see, prioritizing safety in your annual maintenance budget provides peace of mind and delivers value in terms of increased speed of service, increased tenant satisfaction, avoiding fines, achieving compliance, and overall worker safety. When you overlook these items, you put yourself and those who work on your building at risk. 

Don’t leave safety to chance; take proactive steps to secure your building and protect those who work at heights. Contact A1 today to explore how we can help you achieve a safer, more secure environment for everyone involved.