Service Type: Structural Evaluation • Forensic Engineering Consulting

When property management noticed increasing signs of wear throughout a two-level concrete parking garage – including spalling patches, water ponding, and corrosion staining – they needed clarity about what these issues meant for the structure’s long-term performance. ZoDen Engineers was retained to perform a visual structural assessment and provide clear guidance on which repairs were urgent, which could be scheduled, and how to prevent further deterioration.

This evaluation is part of ZoDen’s expert forensic engineering services, where our role is to identify early indicators of structural distress and help owners plan responsible, timely maintenance.

Our Focus During the Evaluation

During the site visit, ZoDen performed a comprehensive visual review of all accessible structural elements within the two-level garage. This included observing the condition of the concrete decks, support columns, load-bearing beams, veneer masonry lintels, and expansion joint assemblies, as well as evaluating overall drainage patterns and site water management. The purpose of this effort was to document visible conditions and determine whether any areas required immediate repair or further forensic investigation.

Key Findings

While the garage remains generally stable, several localized conditions showed moderate to significant deterioration:

• Concrete Decks
  Surface spalling and scaling were visible in multiple high-traffic zones. In a few areas, reinforcing steel was exposed – an indication that moisture had infiltrated the concrete and initiated corrosion. Portions of the deck were also experiencing ponding after rainfall, suggesting ineffective drainage and insufficient surface slope.

• • Columns and Beams
    Most vertical and horizontal framing members appeared sound; however, elements located beneath the ponding areas showed cracking, spalls, and corrosion staining. These areas require near-term repair to prevent further degradation.

• Veneer Masonry Lintels
  Almost all lintels exhibited corrosion due to missing protective flashing. This has begun to exert pressure on adjacent masonry, causing early cracking in some wall segments. Without corrective action, this deterioration will accelerate.

• Expansion Joint Caulking
  Sealant material was intact but aging. Significant hardening and loss of elasticity indicated that replacement will be needed within 1–2 years to maintain water tightness.

• Hairline Wall Cracks
  Most cracks appeared non-structural, but efflorescence in select locations pointed to ongoing moisture movement – something that should be addressed before it leads to deeper deterioration.

These findings align with what our forensic engineering consultants frequently observe in older concrete structures exposed to weather, deicing salts, and fluctuating moisture conditions.

Recommended Steps to Address the Issues

ZoDen provided a coordinated set of repair recommendations designed to restore the affected areas and prevent worsening deterioration. These recommendations emphasized restoring spalled concrete and treating exposed reinforcement, improving moisture control by sealing cracks and enhancing drainage, updating expansion-joint sealants to ensure continued water tightness, correcting deterioration at masonry lintels through proper repair and flashing installation, and applying protective coatings where needed to strengthen durability. Together, these measures establish a practical, prioritized approach to improving both short-term safety and long-term structural performance.

Moving Forward with Confidence

As a result of the assessment, the property management team now has a clear and detailed understanding of the garage’s current condition, along with a structured plan for prioritizing and addressing necessary repairs. The evaluation also provides meaningful insight into the moisture- and drainage-related factors influencing ongoing deterioration, giving property management the professional guidance needed to support continued monitoring and proactive maintenance of the structure.