15 August 2016 - 10:03,
in Condo Management
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Condominium corporations typically spend between $100 and $500 annually for every parking stall in their garage. This money is used to keep the lines and reinforced concrete in good condition, and to cover the costs of moisture protection systems. All told, this means that condo boards could be spending between $15,000 and $75,000 per year – or up to $42 per month – for an average condo with about 150 stalls. That’s a lot of money!
If your condo is going to set a budget of this size aside, you need to know exactly how this money should be spent in order to maximize the return on investment. In today’s post, the Mareka Properties (2000) Ltd. condo management team explains how board members can make the most of their operating budget and reserve fund by avoiding one of the most costly problems for your parking lot: water deterioration.
Parking Lot Protection Strategies from a Condo Management Company
Follow these maintenance strategies to minimize your condo parking costs.
- Flush and clean the floor drains and pipes at least twice each year. Neglecting this step allows salty water runoff from vehicles to accumulate. This can speed the deterioration of your condo parking lot’s concrete and cost you big in the long-term. Our condo management team recommends installing cleanouts on the underside of the slab. To make cleaning as easy as possible, drain bodies should include operable grates and sediment buckets. Finally, power washing the surface of the parking deck will help you remove any crystallized salts that could erode your concrete or cause chloride contamination.
- Keep your eyes on the moisture protection systems. Annual inspections are recommended. During these inspections, take note of any leaks you detect on the underside of the slab, along with any excess wear in the traffic deck, adhesive failures of the joint sealants, or signs of standing water accumulating near drains. Our condo management team can bring in a contractor to treat any of the problem you detect.
- Don’t use sodium chloride, calcium chlorides, or magnesium chloride as a winter de-icing agent. These salts have some serious corrosive properties that can speed the wear of your reinforced concrete. Calcium magnesium acetate, potassium acetate, and sand are all preferable options.
- Take the initiative with your moisture protection system replacement. Some condo owners rely on the recommended replacement timelines, but this can be a mistake. Hostile weather conditions and salt runoff from tires can significantly reduce the lifespan of your moisture protection. You should be diligent with your inspections, and sure to allocate money from the reserve fund to repair traffic deck coatings, drains, and overcoat drive lanes as needed. This will keep your condo looking its best and also save you serious money in the long run.
You can learn more about our condo management services, or request more tips like these during your free consultation by visiting https://www.marekapm.com/condo-property-management/.