Parkade Maintenance &
Asset Management Planning
Canadian Parking Association
19 October 2015
Presented by Andrew J. Vidor
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.
Today’s Discussion
Parkade Maintenance
Parkade Asset Management Planning
Tools Available to Manage the Plan
Topics
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?
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
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
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
�Walking bearing pads
� Fixing trip hazards
�Knocking down loose overhead
concrete
� Tuckpointing masonry joint cracks
�PT repairs
�Concrete spalls (beams, columns, floors)
Repairs
So you manage a parking system that needs a
budget for maintenance and repairs.
Can’t be too tough, right?
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
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
Conditions Priorities
Money Time
Factors
Factors
Demands
Responsibilities
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…?)
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
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.
Structural Failure
Demolish Structure
Unmanaged Deterioration
Accelerated
Deterioration
Managed DeteriorationInitial Stage
Time (Years)
De
teri
ora
tio
n /
Re
pa
ir C
ost
s
Structural Failure
Demolish Structure
Unmanaged Deterioration
Accelerated
Deterioration
Managed Deterioration
Time (Years)
De
teri
ora
tio
n /
Re
pa
ir C
ost
s
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
Parking system managers need an effective
planning and budgeting tool to properly
manage, maintain and repair their structured
parking asset(s).
Asset Management Plan
Elements of Asset Management Planning4
EvaluationImmediate
Response
ProgrammingProgram
Continuity
An understanding of each parking structure’s
conditions and service objectives provides the
baseline for the asset management plan.
Evaluation
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
Identify &
respond to
public safety
issues.
Immediate Response
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!
Programming Continuity
� Periodic evaluations
� Tracking necessary deferred maintenance/repairs
� Track and monitor performance of repairs
�Update program regularly
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…
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…
Asset Management Plan
Personal
benefits
include being
viewed as.…
Re
spo
nsib
le
Effective
kno
wle
dg
ea
ble
In C
on
trol
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10
(Current Dollars)
(2015 Dollars)
Time
Co
st (
$)
Maintenance Expenditures
Asset Management Plan
Reactive Repairs
900Parking 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
Years
Acc
um
ula
tive
Exp
en
ses(
$)
Example #1
18,000,000
70
Actual
Asset Management
Plan
1,000Underground
Parking Spaces0-24
Years
$8 Million major repair
project
Year
25
Very little
Maintenance/repairs
Example #2
Year
26
forward, annual
evaluation, repairs
every other year
+/-
Years
Acc
um
ula
tive
Exp
en
ses(
$)
Example #2
18,000,000
70
Actual
Asset Management
Plan
Now that I have my plan, how do I mange it?
Software Options for Asset Management Plan
Vary in cost & level of complexity
Spreadsheet
Low Cost & Simplistic
Asset Management
Software Solutions
Vary in Cost & Abilities
Functional Categories of Software
Services/implementation
Support/ training
Specialization
Company Services
Condition assessment
Risk management
Asset tracking
Inventory/hierarchy
Asset Management
Work orders
Work flow inventory
Work Orders
GIS mapping
Esri GIS integration
311 services
Mobile devices
GIS
Horizontal & Vertical Asset Tracking
Horizontal
AssetsOn-street parking spaces, utilities, parking meters
Vertical
Assets
Components of parkade including columns, floors, light fixtures,
access control equipment, elevators, joint sealants, expansion
joints, signs
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
Manage & Track Repairs
• Work order
management
• History of work
• Up coming work
• Ability to link materials, replacements parts,
spare parts, previous performance.
• Inventory tracking
Mobile Management & Cloud Based Access
� Easy-to-use
� Tablets,
laptops, and
phones
� Real time and
disconnected
� No 3rd-party
middleware
Sample Asset Management Software
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?
Are you in control?
Do you have a plan?
How do you take the plan to the next level?
Questions?
Thank You!
Andrew
J. Vidor
Walker Parking Consultants
2121 Hudson Ave
Kalamazoo, MI 49008
810.265.2639
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