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Think about the last time you visited a large shopping center or mall. You probably had to park in a parking deck, right? If so, you probably left your vehicle there without any thought about the integrity of the deck or the quality of the sealants used in the joints of the parking structure. When we think of parking decks, we think of large, looming concrete and steel structures that seem indestructible; but just like all other surfaces that endure the daily abuses of vehicles and dynamic weather conditions, these also experience wear and tear. The deck floor and expansion joints can weaken and deteriorate over time. If the deterioration is severe, it can become a nuisance to the car owner that inadvertently parks under a leaking joint, only to return later to find that dripping water has caused damage to their car's exterior paint job. This is a property management challenge too, because painting cars is not a budgeted item. If left unattended for too long, cracks and spalling in the concrete can also make for an unsafe environment and prove to be an additional liability.

Parking garages are subject to a number of environmental conditions. Rain and snow can penetrate the exposed concrete and weaken the structure through the effects of freeze-thaw cycling. This causes delamination, or fracturing of the concrete, when moisture trapped within the concrete expands and contracts as temperature changes occur.

Heavy vehicle traffic may also contribute to structural weaknesses. During the winter months, for example, cars bring in moisture and de-icing salts that drip onto the reinforced concrete structure. Salinated moisture can wreak havoc on reinforced concrete parking structures over time.

Unless you have invested in preventative maintenance measures, restoration can be a costly and time-consuming task to undertake. In a restoration project, your primary goal is to complete the necessary repairs quickly, safely, within budget, and all without inconveniencing your tenants and shoppers. How bad should you allow the situation to become before investing in repairs? Could a business lose shoppers or tenants because the parking deck has become hazardous to drive in? Would tenants lose customers or even terminate their leases because their customers did not have a safe place to park their cars? It's possible. If you fail to keep everyone content while you repair and restore the parking deck, then the businesses that depend on the structure may end up losing customers and revenue, which will significantly affect the bottom lines of all parties involved.

You will want to enlist a trusted company to restore and repair the parking deck. Finding the right company is a major component of the decision to begin repairs. The repair company must have the assets, heavy equipment, tools and qualified staff to provide repair and restoration of the highest quality. "There are many methods of repairing and restoring a parking deck, and it can be quite costly if you don't get it done right the first time," says Chris Orton, Business Development Manager for Exterior Diagnostic Services, a parking deck restoration company in Apex, NC.

It is important to consider the timing of the project; of course you would prefer to not schedule a repair project during high-traffic times, but if your deck is regularly full, it may be unavoidable. Be sure that your restoration contractor also has experience with completing projects in high-traffic areas.

Repair and restoration projects vary in length, depending on the type and depth of work that must be completed. Short projects may be completed during the day by roping-off the section to be repaired.  If a large section needs to be restored or repaired, repairs would likely take place at night to avoid inconveniencing tenants and visitors. Unless the repairs indicated grave safety or structural concerns, it would be rare that a project would require the parking structure to be completely shut down while the project is completed.

Although they lack the glamour and visual appeal of commercial office buildings, parking decks still demand the same level of attention and care as their more aesthetic counterparts. Visitors and tenants really like clean and safe parking facilities, and when your tenants are happy, your bottom line will make you happy.