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

andrew.vidor@walkerparking.com

Walker Parking Consultants

2121 Hudson Ave

Kalamazoo, MI 49008

810.265.2639