Parking Garage Inspection
Commercial parking garage inspection in Florida, from the first walk through to the sealed condition assessment and the repairs that follow. Most states have laws to ensure safety for all structures, though requirements vary from state to state. Florida requires a state licensed professional engineer to assess conditions, and the state is becoming more stringent on current requirements.
What Is Required in the State of Florida
According to Tampa, Florida ordinance 5-109.3, the building officials determine the timing and sequencing of when inspections occur and what elements are inspected at each review. Florida requires a state licensed professional engineer to assess conditions.
In addition to providing building inspection services, Foundation Masters has extensive experience helping clients keep their structures in compliance through the entire process. This includes the initial assessment, the coordination of repairs, and filing all required reports according to local guidelines. Inspections are performed and sealed under Foundation Masters, Florida Certificate of Authorization CA 30969, with Andre Hawks, P.E. as Engineer of Record.
Parking Garage Inspection Checklist
Concrete Spalling in Parking Garage. Whether the parking facility is a freestanding multi level garage or a few below grade levels under a high rise or plaza, proactive condition assessment and regular maintenance are critical. The harsh environments in garages, from chemicals to stress from vehicles crossing, can quickly accelerate deterioration into hazardous conditions. To prevent problems and avoid potential liability, facility managers should prioritize evaluating and maintaining parking structures to keep their structural integrity.
Because parking garage stability matters to public safety, some jurisdictions have passed legislation that requires periodic assessment and repair of parking facilities. Typically, these regulations involve a comprehensive initial evaluation, followed by periodic evaluations every few years.
Parking Garage Condition Assessment
A condition assessment begins with an initial information gathering visit, regardless of whether there is a government mandate, observed distress, or a preventative effort. The engineer conducts a brief walk through of the garage to review previous problems, past repairs, and investigations. During this first phase, the objective is to determine the construction type, identify defects and classify conditions.
Previously written reports, construction documents, records of maintenance and repairs, and manufacturer documents are all useful. Knowing the history, condition, and underlying construction of the parking structure reduces cost by removing the guesswork about how it was originally built and what past repair projects were done.
Assess the Condition of Parking Structure
A parking structure condition assessment begins with a comprehensive visual inspection. Cracks, concrete spalling, corrosion, delamination, condensation, displacement, and deterioration are some of the conditions the professional will examine.
An example would be a concrete garage with evidence of water or corrosion, indicating that the embedded steel connections and protective sealants have failed. Invasive testing can be conducted to observe hidden conditions. Widespread concrete spalling and corrosion of embedded reinforcing in a concrete garage may point to poor concrete cover or quality that requires laboratory analysis.
Precast Concrete Garages
Members of precast concrete are cast in a factory and then moved and assembled in the field, so there are many more joints than in cast in place decks. When a car crosses one of these joints, the connections undergo stress reversals. As the steel connections along the joint wear out, the welded steel can unzip along its length as connections fracture. As more connections fail, the structure becomes compromised.
Cast-in-Place Garages
Cast in place garages do not suffer from the connection failures associated with precast construction, but they have their own problems. Concrete is mixed in a plant and transported to the site to cure where conditions are variable, so there is potential for error in creating a long lasting and durable product. Transport, placement or finishing can affect concrete properties and cause cracking. Reinforcing steel provides both structural integrity and durability. Without enough concrete cover, steel sits too close to the surface and corrodes in the presence of chloride laden moisture. When corrosion occurs, the steel expands, the concrete delaminates, and eventually the concrete breaks up, which is known as spalling.
Steel-Framed Garages
The concrete parking decks of steel framed parking structures are supported by structural steel members (columns, beams, or sometimes joists), and the decks are cast either on corrugated metal deck or as conventional reinforced concrete slabs. These decks are cast on site, which exposes them to the same quality control issues and deterioration mechanisms as cast in place decks. A metal deck in a steel framed garage is vulnerable to chloride laden moisture from above as well as humidity and condensation from the air.
Steel corrodes in wet, chloride rich environments, which are common in coastal regions and areas where chemicals are used. A steel deck is typically galvanized, while structural steel is painted for protection. Over time these coatings wear, letting moisture in and corrosion begin. Corrosion on exposed structural steel is easy to see and evaluate. Finding the extent of deterioration in concealed framing or metal decking can require invasive probes.
Conditions Assessment Report
Inspector Requirements for Conducting Conditions Assessments
- Professional engineers are required to perform the work.
- A license in the State of Florida is required.
- A minimum of 3 years of experience in structural engineering is required.
Process of Condition Assessment
- Review of all previous Conditions Assessment Reports.
- A structural survey or as built drawings are used to create structural base maps.
- Evaluation of structural components on site.
- Drafting a Condition Assessment Report to document compliance or deficiencies.
- Submission of the required Conditions Assessment Report.
- Your local building department enforces the requirements and recommendations included in the Conditions Assessment Report.
Contents of the Condition Assessment Report
- Overall physical condition of the structure.
- Dangerous, hazardous or unsafe conditions.
- Cause and extent of deterioration.
- Conditions that must be addressed immediately to prevent an unsafe condition or structure.
- Recommendations for corrective measures to be taken.
- Dangers associated with failure to address.
- Preventative maintenance recommendations.
- Future assessments.
Conditions That May Be Unsafe Include
- Rebar that has been exposed.
- Significant deflection.
- Spalling concrete falling from the support.
- Steel corrosion.
- Fractures or cracking.
- Water intrusion.
- Concerns that are not readily apparent to the naked eye.
Let Us Help
Deficiencies or distress can create unsafe conditions. By routinely evaluating parking structures, building owners and facility managers save time and resources by identifying and treating conditions before they become pervasive and require costly and disruptive remediation.
The Foundation Masters team has extensive experience assisting clients with all aspects of parking garage inspections, helping owners remain compliant with Florida safety requirements. The scope of our services includes the inspection itself and all follow up work, including preparing repair documents, assisting with bidding and negotiating with qualified contractors, and construction phase support. Repairs can include carbon fiber reinforcement, concrete repair and drainage and waterproofing.
Frequently Asked Questions About Parking Garage Inspections in Florida
Who is allowed to perform a parking garage inspection in Florida?
Only a Florida licensed professional engineer can perform the official structural condition assessment. Many jurisdictions also require documented experience and a formal report format.
How often should a parking garage be inspected?
It depends on local requirements. Some cities and counties set fixed reinspection intervals, for example every 5 to 10 years. Even when it is not mandated, we recommend a baseline assessment followed by periodic reinspections based on the age of the structure, its exposure to chlorides and moisture, and how it is used.
What signs suggest my parking garage may be unsafe?
Look for spalling concrete, exposed or rust stained rebar, cracking or movement at joints, visible deflection or sagging decks, water intrusion, and rust staining on steel. Serious deterioration can also be hidden, so routine inspections are critical.
What happens after an inspection?
You receive a Condition Assessment Report detailing any deficiencies, risk levels, and recommended corrective measures. Our team can assist with repair documents, bidding, contractor selection, and construction phase support to close out requirements.
Do I need to coordinate with the local building department?
Yes. If your city or county requires a report or permitting, we help prepare and submit documentation and coordinate with the authority having jurisdiction to keep you compliant.
Schedule a Parking Garage Inspection in Florida
For further information or to arrange an inspection, contact our office. Foundation Masters inspects parking garages across Florida, prepares the sealed condition assessment, and supports the repairs through closeout.
Call 813-614-1718You may also send prior reports, drawings and photos for an initial review through the contact page.