By Jeremiah Vanderlaan:
Parking structures are often approached as if they are just simplified buildings. I think that is the wrong starting point.
They may look like buildings. They have columns, floors, stairs, elevators, lighting and sometimes a facade. But in practice, they behave more like exposed infrastructure. When we confuse these two categories, we underestimate what the building needs to endure.
A parking structure has more in common with a bridge than with a typical occupancy building. Office buildings are designed to keep weather out. Parking structures must perform when the outside inevitably gets brought in. Cars carry water, snow, ice, salts, chlorides, dirt and traffic loads into the structure every day.
That creates a harsh environment. Durability matters more than finishes. Drainage matters. Visibility matters. Maintenance access matters. Lifecycle performance matters.
This is especially true for airports, hospitals, campuses, municipalities, transit systems and downtown districts. In those settings, parking is not just a convenience. It is part of how people access essential services. When a parking structure deteriorates, needs disruptive repairs, or feels unsafe, it affects operations, revenue, user experience and public confidence.
That is why owners should think about parking structures as infrastructure from the start.
A real estate asset is often judged by usability and revenue. Infrastructure is judged by reliability, durability, service life and lifecycle value. Parking structures need to be judged by both.
Before selecting a structural system, owners should ask: What does this structure need to endure? How will it be maintained? How often will repairs disrupt users? What will it feel like after 20 or 30 years?
If we treat parking structures like infrastructure, we will design, procure and maintain them differently.
Jeremiah Vanderlaan is in Business Development for Kiwi Newton. Jeremiah can be reached at jvanderlaan@kiwinewton.com.
Forum Question: What maintenance or durability issues are most often underestimated in parking structure planning?