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University of ����ʪ Parking Garage Evaluations and Maintenance Guidelines

Forward:

The purpose of these guidelines is to define best practices and provide recommendations for the inspection and maintenance of parking structures throughout the UM System. These inspections include: Visual Inspections and Structural Evaluations with Testing, and each has its corresponding maintenance recommendations that align with the suggested time intervals for each. Inspection and maintenance intervals may be adjusted to allow for alignment and consolidation of inspection and testing activities.
Engineered inspections and evaluations should include recommendations for subsequent inspection intervals, incorporating past reports, identified risk factors, and current condition data. The evaluating engineer should be provided with all previously completed assessment reports, material testing results, and record drawings for UM System parking structures to facilitate prioritization and scheduling across campus facilities. Each structure shall be analyzed individually to establish an appropriate repair strategy, budget allocation, and long-term maintenance program.
Refer to the American Concrete Institute (ACI) 362.2-21 ‘Guide for Structural Maintenance of Parking Structures’ for best practices.

VISUAL INSPECTIONS:
Periodic Inspection and Maintenance Guidelines

Suggested Frequency:

Annually by In-House Inspectors
Include Supplemental Structural Engineer Inspection as determined by Owner
Recommended every two years for parking structures 10+ years into their service life 

In-House Visual Condition Assessment Criteria:

Visual inspections will be conducted on an annual basis by the In-House or Third Party code inspection team that performs building construction inspections for the campus.  Coordinate with the Building Code Program Coordinator.  A visual/cursory structural and safety condition assessment of the entire parking structure, including the stairways and facades, summarizing these observations shall be included in the report:  

• Document and photograph observed structural distresses, e.g. corrosion delaminations and cracks in concrete slabs, beams, columns, stairways; damaged expansion and construction joints; damaged traffic waterproofing membranes on elevated slabs and stairways, damaged handrails and barrier cables. Identify potential overhead and vertical fall hazards due to concrete spalls.
• Note conditions of parking level slab drains, standing water conditions and distressed piping.
• Note inoperable or damaged garage lighting and distressed support pedestals.
• Verify status of elevator (if any) inspections, permit and state certification.
• Note damaged or missing signage and wayfinding elements in the parking garage.
• Verification of required life safety systems including:
  • Functional testing of emergency and exit lighting
  • Visual inspection of fire alarm panel for trouble, supervisory or fire indications
  • Visual inspection of the fire suppression system
  • Verification that all annual inspection documents are completed
• Document and photograph distressed structural and architectural façade elements.
• Prepare a written report with a summary of findings and recommendations, along with relevant photos, and submit it to both the campus department responsible for parking garage maintenance and the Executive Director of Facilities Planning and Development.
• Suggested Timeframe – Annually, Late Winter/Early Spring, as defined by inspection staff. Consideration should be given to the Spring Break period or after classes are out in May. 
   

In-House Suggested Annual Maintenance: 

• Power wash all garage parking levels at least once a year, including stairways, and the bottom 2’ of columns, parapets and walls. Remove all sand and debris from garage.
• Repair concrete spalls/delaminations on elevated structural slabs, columns and walls.
  Note: Where damage requires structural evaluation, repair documents are to be prepared by an engineering consultant, and repairs are to be performed by a qualified restoration contractor with the oversight of the Engineer of Record. (Typical for all structural repairs)
• Repair damaged expansion joints, vehicular and pedestrian traffic membranes and barrier cables. 
  Note: Verify applicability of any existing product warranties.
• Repair deteriorated construction joints and cracks (rout and seal) with approved joint sealant.
• Repair handrails/guardrails with damaged anchorages, connections, metal sections, and repaint damaged sections or flights
• Repair deteriorated traffic striping in the garage.
• Repair inoperative lighting and clean fixtures, signage, traffic entry/control elements in garage.

Supplemental Structural Engineer Visual Condition Assessment Criteria:
The licensed (����ʪ) Professional Engineer will join the In-House Visual Inspection team to perform a visual structural condition assessment of the entire parking structure, including the stairways and facades, summarizing these observations in the required letter report. Include all In-House Inspection items listed above and in addition:   

• Document and photograph observed structural framing distresses, including: exposed or distressed post-tensioned slab and beam tendons and anchorages, structural corrosion delaminations, spalls, cracking, damaged masonry elements, precast double-tee beam inter-flange connections, bearing pads, corbels and embeds.
• Note observed moisture intrusion areas in occupied spaces, walls, stairways, doors and windows.
• Note corrosion damage to steel/metal structural elements, including: handrails, guardrails, base plates, fencing, bollards, parking entry controls and doors.
• Prepare a written report with a summary of findings and recommendations, along with relevant photos, and submit it to both the campus department responsible for parking garage maintenance and the Executive Director of Facilities Planning and Development.
• This report shall be signed and sealed by the Engineer and will include identification of any Immediate Life Safety issues as well as the Engineer’s Opinion of Probable Construction Costs.

STRUCTURAL EVALUATIONS WITH TESTING

Periodic Inspection and Maintenance Guidelines

Suggested Frequency:

The interval should follow the recommendations of the previous evaluating engineer and will vary by individual structure based on service life and previous findings.  For parking structures that have been in service for more than 10 years, it is anticipated that the engineer will recommend Structural Condition Assessments at a minimum of every five years. 

Structural Evaluation Criteria:

The licensed (����ʪ) Professional Engineer is to perform a visual structural condition assessment of the entire parking structure, including the stairways and facades, summarizing these observations in the required letter report. Include all Visual Inspection items listed above and in addition:   

• Engineer to perform a ‘chain-dragging’ corrosion delamination survey of all elevated structural slabs and stairways in the parking garage, mapping locations and estimated repair types and quantities. The Engineer shall coordinate access and safety precautions with the University during all testing operations.
• Engineer to carefully locate and extract 3” or 4” dia. cores from the elevated concrete slabs to perform chloride-ion content tests in accordance with ASTM C 1152 (acid-soluble) test standard. At least two (2) sites per parking level shall be marked for the chlorides content testing, as recommended and collaborated with University staff. Depending on the thickness of the elevated slab test site, at least two (2) sample depths of ¼” – 1” and 1” – 2” shall be used with the extracted cores. Prior to coring, record documents and ground penetrating radar (GPR) shall be used to locate and mark existing slab reinforcing at all test sites. Core holes are to be infilled with a structural repair mix.
• Prepare a written report with a summary of findings and recommendations, along with relevant photos, and submit it to both the campus department responsible for parking garage maintenance and the Executive Director of Facilities Planning and Development.
• This report shall be signed and sealed by the Engineer and will include identification of any Immediate Life Safety issues as well as the Engineer’s Opinion of Probable Construction Costs. [See Engineer’s Report Outline below] 

Suggested Maintenance: 

1. Refer to Annual Maintenance Items above and coordinate with University staff, as directed.
2. Note: Vehicular traffic membranes typically are in need of recoating every five (5) years, consult with University staff on the applicability of any existing product warranties.
3. Repair damaged/distressed interior and exterior masonry walls. 
    

GENERAL COMMENTS:

Structural issues identified in any garage will require an ongoing structural review until repairs are completed.  If the structure is deemed unsafe, the garage may require closure until the recommended repairs are completed. This is a specialized subset of structural engineering, and not all structural PEs possess the knowledge to accurately identify issues and make the necessary recommendations. 

The Engineer of Record (EOR) selected to perform the Structural Evaluations shall be present, overseeing the on-site investigation and evaluation of the parking structure. For any subsequent repair design documents the EOR should have a minimum of ten (10) years of experience in parking structure restoration and rehabilitation. 

University Parking Garage Evaluations and Maintenance Guidelines / 5 (Revised 11/2025)