Maintenance and Repair Schedule Guide for Property Managers: Ensuring Structural Integrity of Buildings and Parking Structures

Property managers play a crucial role in maintaining and managing buildings and parking structures. A well-thought-out maintenance and repair schedule is essential to ensure the longevity of these assets.  This plan helps to prevent costly damages, and provide a safe and functional environment for tenants and visitors. This guide aims to assist property managers in developing a comprehensive maintenance and repair schedule that addresses the specific needs of both buildings and parking structures.

Understanding the Importance of Maintenance and Repair

Preventive vs. Reactive Maintenance

Maintenance can be broadly categorized into preventive and reactive measures. Preventive maintenance involves proactively addressing potential issues before they escalate into major problems. This approach is not only cost-effective but also contributes to the long-term sustainability of a property and helps to maintain a more attractive aesthetics appearance of the property for potential renters or buyers. Reactive maintenance refers to a strategy where repairs and maintenance are carried out in response to unexpected issues as they arise.  This approach can be more stressful, costly, and disruptive to the property.  By regularly inspecting and maintaining various components, property owners can avoid costly repairs and ensure smooth functioning of systems. 

Impact on Property Value

Property value is intricately linked to its appearance and functionality. Well-maintained properties not only attract tenants but also command higher rental and resale values. Curb appeal, influenced by the exterior aesthetics and overall condition of a property, significantly impacts a potential buyer’s perception. Investing in maintenance not only enhances the property’s visual appeal but also safeguards its long-term value.

Building Maintenance Schedule

Regular Inspections

Routine inspections, both interior and exterior, are the cornerstone of an effective maintenance strategy. Identifying signs of wear and tear early on allows for timely interventions, preventing minor issues from escalating into major repairs. Regular inspections contribute to the overall health of the property and extend its lifespan.  Except for specialty equipment such as sprinklers, HVAC, etc. these inspections can be performed by the property manager or in-house maintenance personnel.  What you are looking for is anything that is visually worn, cracked, damaged or defective in any way.  A simple notepad and cell phone camera can be used to document the location and take pictures for record.  These notes and photos can be utilized to discuss with your preferred contractor or create an RFP.

Roof Maintenance

The roof is a critical component that protects a property from the elements. Regular inspections for leaks and damage, coupled with clearing gutters and drains, are essential to preventing water-related issues and maintaining the integrity of the structure.  Low spots with ponding water and transitions are walls, curbs or mechanical equipment are the most critical areas to observe for defects.

Building Envelope, Façade, and Exterior Walls

The exterior of a property is its first line of defense against the elements. Checking for cracks and water damage, repainting, repointing, recaulking, and sealing surfaces contribute to both the aesthetic appeal and structural integrity of the building.

As a building envelope and structural repair contractor, our expertise is focused on maintenance and repairs to the exterior of the building.  However, it should be noted that a comprehensive maintenance schedule should include considerations for elements such as HVAC systems, plumbing and electrical systems, elevator maintenance, flooring/carpeting, windows and doors, fire and safety systems.

Parking Structure Maintenance Schedule

Surface Maintenance

Parking structures require regular maintenance to ensure safety and functionality. Filling cracks and potholes, along with re-striping parking spaces, contributes to a well-maintained and organized parking facility. 

Lighting Systems

Proper illumination is crucial for safety in parking areas. Regular checks and replacements of lighting systems ensure adequate visibility and discourage criminal activities.

Drainage Systems

Preventing water accumulation is vital for the longevity of a parking structure. Regular clearing of drains, replacing broken pipes and fittings, and addressing water damage concerns contribute to a well-maintained facility.

Security Measures

A secure parking facility is essential for the safety of both vehicles and occupants. Having a surveillance camera system, coupled with security patrols (where feasible), can contribute to a secure environment for residents and visitors.  This does not only help prevent theft, but it can also settle disputes related to reported and unreported accidents.

Traffic Control Systems

Inspecting and maintaining gates, barriers, and calibrating ticketing and payment systems ensure smooth traffic flow and efficient parking management.  This can be contracted through an appropriate service provider.

Landscaping and Greenery

Landscaping not only enhances the visual appeal of a property but also contributes to environmental sustainability. Trimming trees and bushes to prevent damage, coupled with maintaining a clean and inviting landscape, creates a positive impression.  Landscaping is an inexpensive way to keep your property looking attractive.

 

Structural Inspections

Assessing the integrity of ramps, columns, and other support structures, along with identifying and addressing potential safety hazards, is crucial for the overall safety and functionality of a parking structure.  Structural integrity of your parking structure is critical for extending the life of your garage.

Pressure Washing and Cleaning

Keeping your parking structure clean is often an overlooked task.  Making sure there is no debris throughout the parking structure to prevent damage to vehicles or personal injury is imperative.  It is also recommended to include annual pressure washing of your parking structure to wash away deicing chemicals such as salt which can erode surfaces and cause unsafe conditions.

Developing a Comprehensive Maintenance Plan

Scheduling Regular Maintenance

Establishing a routine maintenance schedule with monthly, quarterly, and annual checklists ensures that no aspect of the property is overlooked. Seasonal considerations for specific tasks further optimize the maintenance plan.  The most critical times to inspect your property are Spring, just after the Winter, and Fall, just before the Winter

Budgeting for Maintenance and Repairs

Allocating funds for routine maintenance and planning for unexpected repairs is essential for financial sustainability. A well-thought-out budget ensures that necessary maintenance tasks are not neglected due to financial constraints.  Lack of budgeting is one of the biggest mistakes that most garage owners make.  A lack of planning in this departments can lead to very stressful circumstances.

Utilizing Technology

Incorporating property management software for tracking maintenance tasks streamlines the process and enhances efficiency. Utilizing sensors and monitoring systems for real-time data allows for proactive responses to potential issues.

Contracting Professional Services

Engaging qualified contractors for specialized tasks ensures that maintenance is conducted by professionals with the expertise to address specific issues.  Parking garage maintenance and repairs are typically performed by specialty contractors who are experienced in the various types of parking garage construction, have the right tools and equipment, and have knowledge about the proper materials to use. Due diligence in selecting service providers is crucial for the effectiveness of the maintenance plan.

By understanding the importance of preventive measures, implementing a thorough maintenance schedule, developing a comprehensive maintenance plan, and being prepared for emergencies, property owners can ensure the sustainability and desirability of their assets.

A well-maintained property is not only a source of pride for property managers but also a crucial factor in attracting and retaining tenants. By implementing a comprehensive maintenance and repair schedule, property managers can ensure the structural integrity of their buildings and parking structures, promoting a safe and thriving community. In the end, a well-maintained property is not just a physical space; it’s a testament to effective management and a commitment to providing a safe, comfortable, and attractive environment for occupants.