1. Parkade Maintenance &
Asset Management Planning
Canadian Parking Association
19 October 2015
Presented by Andrew J. Vidor
2. Presentation Summary
As with any infrastructure component, your parkade requires maintenance. In this
discussion you’ll learn about the maintenance requirements along with the routine repairs
that should be expected over the life time of the facility. You’ll also learn why not
completing the routine maintenance will lead to far more expensive repairs in the future.
Equally important in maintaining your parkade is the development of an asset management
plan. Asset management planning is an important component in your parking operation
that, if overlooked, can have major financial impacts when unexpected repairs occur.
Lastly, once your asset management plan has been developed, implementation of the plan
is required. This discussion will identify software tools available that can help you
efficiently manage the asset.
4. Parkade Maintenance
I’ve been operating parking for a long time. I know I’m supposed to be
picking up the trash, sweeping the elevator lobbies and mopping up the
spilled soda pop; but are there other maintenance items I may be
forgetting?
5. Housekeeping
The general cleaning and maintenance of the facility.
Sweeping &washing floors
replacing lights
emptying trash
washing windows
semi-annual power
washing of floors
painting
snow removal
maintaining the grounds
6. Operational Maintenance
Electrical Systems
burnt out light bulbs, exit signs,
photo cells, outlets, electrical
panels, conduits, generator, BAS.
Mechanical Systems
elevator, heating ventilation and
cooling systems, fire protection,
snow melt system, oil water
separator, stand pipe pressure
testing, overhead doors, building
automation systems, parking access
revenue control systems
Winterization of systems
7. Preventative Maintenance
Sealing cracks (restraint cracks, not dynamic/moving)
Replacing joint sealants (waterproofing every 7-10 years,
architectural every 15-20 years)
reapplying sealer to floor surfaces every 5-7 years
Recoating traffic topping to maintain its slip resistance
every 5-10 years or a ware is shown
Replace expansion joint if gland is torn, header materials
can be repaired if damaged
Inspection for leaks
Structural steel painting
Before
After
9. So you manage a parking system that needs a
budget for maintenance and repairs.
Can’tbe too tough, right?
10. Meter Repair/Maintenance Personnel Management
Signage Parking Ticket Reference
Complaints/Suggestions Planning Fleet Maintenance
Administration Shuttle Program
Surface Parking Structured Parking Renovation
New Construction Purchasing Enforcement
Overnight Parking On Street Parking
Off Street Parking Monthly Parking
Snow Removal Maintenance
Collections Budgeting Development
Responsibilities
11. Neighborhood Groups Economic Development
Developers Chamber of Commerce
Special Events City Departments
Visitors Shoppers
Residents New Businesses Mandates
City Council CBD Retailers
Downtown Employees Students & Faculty
Patients Yet to be heard from
Demands
14. You might be asking yourself these questions.
Or more likely, someone else is asking you…
Do I
have a
Problem
How bad is it? How can I fix it?
How much will it cost?
What should I fix first?
How do I survive
construction?
Can I survive deferring
maintenance for another
year? (and another, and
another…?)
15. Used to be…
Traditional budgeting on annual basis based on what amount we were given
$
Reactive approach where required maintenance
activities were deferred
Engineering report required as a result of problems
16. Maintenance [meyn-tuh-nuh ns]
(n.) care or upkeep
Deferred [Deh·fured]
(adj.) to postpone or delay
1. An action that when taken regularly,
enables superiors ample opportunity to
make your life miserable.
Deferred Maintenance
*In extreme cases, can cause unwanted interruption to your career.
19. Nowadays…
Traditional budgeting on annual basis based on need, not what was previously
spent$
More sophisticated management tools
Repairs and maintenance planned for through an engineering report
Higher demand for accountability
Legal mandates
Proactive vs. reactive
20. Parking system managers need an effective
planning and budgeting tool to properly
manage, maintain and repair their structured
parking asset(s).
Asset Management Plan
21. Elements of Asset Management Planning
4
Evaluation
Immediate
Response
Programming
Program
Continuity
22. An understanding of each parking structure’s
conditions and service objectives provides the
baseline for the asset management plan.
Evaluation
23. Evaluation: Key Questions
What is the current condition of each parking structure?
Will the structures’ role/use change in the near future?
How long must each structure remain open?
Which structure(s) need attention and in what order?
For long-term structures, which repairs will maximize service life?
For structures which are programmed for demolition, which minimal repairs
ensure safety?
What structural maintenance should occur and how frequently?
What are the long-term (usually 10 years) probable costs of each structure’s
maintenance/repair?
Should upgrades (lighting, ventilation, ADA, functional, parking access and
revenue control, signage, etc.) be implemented in any structure?
KEEP
CALM
AND
FIND
ANSWERS
25. Programming
Budget, schedule and operational constraints
Customer needs
Noise, vibrations, working hours
Service objectives and useful service life
Repair alternatives
Life cycle costs
Planning horizon (usually 10 years); ability to accurately
project future deterioration decreases as timeline extends
Things you need to consider!
27. Asset Management Plan
Provide you with accurate records of past repairs, quick
financial projections for future repairs and maintenance,
and reliable support information for funding requests.
Enhance your overall master planning capabilities.
Maximize the useful service life of your parkade.
Help you better plan for the needed service life of each
parkade using the minimum amount of capital.
Using this approach will…
28. Asset Management Plan
Minimizing financial surprises
Reducing operational surprises
Meeting mandated asset management
requirements
Reducing downtime (lesser impact to revenues)
Stronger position to compete for limited $
Steady capture of program $ (long-term)
Provides program continuity
Business benefits include…
34. 900
Parking Spaces
0-20
Years
significant repairs including
partial & full slab
replacement
21-27
Years
Very little
Maintenance/repairs
Example #1
27-34
Years
35
Years
Band-aid approach
Demolish deck &
build new one
36. 1,000
Underground
Parking Spaces 0-24
Years
$8 Million major repair
project
Year
25
Very little
Maintenance/repairs
Example #2
Year
26
forward, annual
evaluation, repairs
every other year
+/-
42. Work Orders
Plan, schedule, coordinate, manage & track
planned or immediate maintenance and repairs.
Work can be
performed by
internal staff or
contracted out.
Examples: elevator
maintenance,
cleaning, standpipe
pressure testing,
concrete repairs,
traffic topping
recoating
43. Manage & Track Repairs
• Work order
management
• History of work
• Up coming work
• Ability to link materials, replacements parts,
spare parts, previous performance.
• Inventory tracking
44. Mobile Management & Cloud Based Access
Easy-to-use
Tablets,
laptops, and
phones
Real time and
disconnected
No 3rd-party
middleware
46. Software Selection
Considerations
Number & size of assets
Complexity of asset management plan
Need to track resources or costs?
Cost to implement $10k - $100k+
Will you use all the features the software
provides or just the basics?
47. Are you in control?
Do you have a plan?
How do you take the plan to the next level?
Questions?
