Authored by Robert J. Dinjar, P.E., Structural Technical Director, Technical Services
Published June 10, 2026.
Case Study Overview
When a residential community operator identified water intrusion across two adjacent post-tensioned concrete parking garages, the Rimkus Built Environment Solutions (BES) team was retained to investigate the source and deliver a proactive maintenance plan
|
SERVICE LINE |
ASSET TYPE |
LOCATION |
STRUCTURE SIZE |
|---|---|---|---|
|
Structural Assessment |
Post-Tensioned Concrete Parking Garages |
Texas, USA |
4-Story Building, 5-Level Garage |
|
2 |
GOOD |
4 |
100% |
|---|---|---|---|
|
Parking garage structures assessed in one engagement |
Overall structural condition: both buildings confirmed sound |
Distinct issue categories identified and prioritized |
All findings addressed with specific, actionable remediation guidance |
The Challenge: Two Structures, One Set of Questions
Managing a multi-property portfolio means that maintenance concerns rarely arrive in isolation. When the ownership team of a residential community in Texas received reports of water intrusion and concrete cracking across two adjacent parking garages, they faced a compounding challenge. They needed to assess the structural condition of both assets simultaneously and determine whether either posed a genuine risk.
Both structures are four-story buildings with five-level parking garages, built with post-tensioned cast-in-place concrete. The two parking garage structures also shared similar age, similar exposure conditions, and similar reported symptoms. Water was finding its way in, cracks were visible, and the roof level of both structures showed signs of water saturation. The question was not simply whether repairs were needed, but which repairs were critical, which were routine, and which required ongoing vigilance.
The key question: With two structures showing similar symptoms, how could the ownership team obtain consistent, evidence-based findings to support a single, coordinated capital plan, rather than two separate sets of unknowns?
The Approach: One Coordinated Assessment, Two Structures
The Rimkus BES team conducted an on-site structural inspection of both parking garages in a single coordinated engagement. This approach allowed for consistent methodology across the portfolio and for direct comparison of conditions between the two structures. The inspection covered all primary and secondary structural systems in each building:
Post-tensioned cast-in-place concrete system
- Visual inspection of columns, beams, and slabs across all five levels of each garage, with particular attention to signs of deflection, bending, overloading, or tendon-related distress
Concrete masonry unit (CMU) partition walls
- Assessment of non-load-bearing CMU walls at anchor points and transition zones for cracking patterns and water infiltration pathways
Sealants, backer rods, and transition joints
- Evaluation of joint conditions between the parking garage structures and the adjacent residential building structures, a common site of water infiltration in mixed-use developments
Concrete slab and end wall cracking
- Detailed documentation of crack orientation (horizontal and vertical), width, extent, and location across both structures, with specific attention to full-length cracks requiring monitoring
Roof slab and top deck condition
- Inspection of both roof levels for signs of water saturation, efflorescence, and the presence or absence of a protective traffic coating
A licensed Professional Engineer supervised the inspection and the final report, confirming the findings met the necessary standards and were appropriate for use in capital planning.
Key Findings: Sound Structures with Targeted Vulnerabilities
Despite the reported water intrusion issues, the Rimkus BES team determined that both structures were fundamentally sound. The post-tensioned concrete systems showed no indications of overloading, deflection, or structural deterioration. The observed issues were maintenance and waterproofing in nature, but several required timely action to prevent escalation into more serious and costly structural deterioration.
|
Component |
Rating |
Key Finding |
Recommended Action |
|---|---|---|---|
|
Primary structural system: columns, beams, post-tensioned slabs (Savoye 1 and 2) |
Good |
No deflection, bending, or significant structural deterioration observed across either structure |
No structural intervention required |
|
Sealants at transition joints and movement areas |
Fair |
Age-related sealant and backer rod deterioration causing localized water infiltration |
Remove debris, install new backer rods and sealant throughout affected areas |
|
Concrete slab and end wall cracking (horizontal and vertical) |
Fair |
Localized cracks under ¼ inch; some full-length cracks require ongoing monitoring |
Route and fill with flexible sealant; monitor full-length cracks every 6 months |
|
Roof slab: water saturation and missing traffic coating (Savoye 1 and 2) |
Action Required |
Water-saturated concrete at roof level; no protective traffic coating present |
Apply polyurethane traffic coating to top deck of both parking garages |
A key distinction in this assessment was the identification of full-length cracks in the concrete slab and end wall. These cracks, while currently within acceptable widths, warranted structured monitoring for potential issues in the future. To mitigate these risks, Rimkus built a 6-month monitoring protocol into the recommendation, with a clear instruction to re-engage if crack widths increase. This type of nuanced, forward-looking guidance is what separates a professional engineering assessment from a standard inspection report.
“Sound structures can still have vulnerable points. Knowing exactly where those points are, and how to watch them, is the difference between proactive management and reactive repair.” – Robert J. Dinjar, P.E., Structural Technical Director, Technical Services
The Value Delivered: From Unknowns to a Unified Plan
The value of this engagement extended beyond a simple delivery of inspection reports. By assessing both structures together, the Rimkus BES team delivered cost and schedule savings for the client with a clear and concise action plan.
|
Portfolio Efficiency |
Risk Reduction |
Proactive Asset Protection |
|
Both structures assessed in a single coordinated engagement, delivering consistent methodology and comparable findings across the portfolio. |
Confirmed structural integrity of both garages, eliminating uncertainty and enabling the owner to plan maintenance rather than brace for emergencies. |
The roof deck traffic coating recommendation directly prevents reinforcement corrosion, one of the more costly failure modes in concrete parking structures. |
|
Prioritized Action Plan |
Long-Term Monitoring |
Third-Party Credibility |
|
Issues ranked by urgency (routine maintenance vs. action required) so capital can be directed where it matters most, first. |
For full-length cracks, Rimkus built a monitoring protocol into the recommendation, protecting the owner from unforeseen deterioration. |
Professionally-supervised reports with photographic documentation provide defensible due-diligence records for insurers, lenders, and ownership boards. |
Why Multi-Structure Assessments Deliver Outsized Value
For property owners managing multiple structures, whether in the same complex or across a broader portfolio, coordinated assessments can offer compounding benefits. When the same team applies the same methodology to multiple assets, findings can be directly comparable, priorities are usually easier to sequence, and capital planning becomes strategic rather than reactive.
In this case, assessing both parking garages in a single engagement revealed that while the structural systems were in similar condition, both roof levels shared the same issue: water saturation and the absence of a protective traffic coating. A single, scalable recommendation to apply polyurethane traffic coating to both top decks addressed the systemic vulnerability in one coordinated action rather than piecemeal.
Key Takeaway
A coordinated, multi-structure assessment delivered more than the sum of its parts: consistent findings, portfolio-level insight, and a single prioritized action plan that allowed the ownership team to act decisively rather than reactively.
Why Choose Rimkus Built Environment Solutions?
Rimkus delivers coordinated structural assessments that give property owners and asset managers the clarity they need to protect their investments. We provided the following structural engineering, multi-asset assessment, and proactive property risk management services for this case study, and can offer additional integrated services.
- Multi-Structure Parking Garage Structural Assessment
- Post-Tensioned Concrete System Evaluation
- Building Envelope and Joint Inspection
- Sealant and Backer Rod Condition Assessment
- Roof Deck Waterproofing Evaluation and Recommendations
- Concrete Crack Documentation and Monitoring Protocols
- CMU Wall Condition Assessment
- Portfolio-Level Structural Risk Management
- Professional Engineer-Supervised Reports
- Preventive and Corrective Maintenance Planning
Managing multiple parking structures or a mixed-use residential portfolio?
Connect with a member of our Texas team or submit a request for consultation today!
Meet Our Texas Expert: Robert J. Dinjar, P.E.
Structural Technical Director, Technical Services
Built Environment Solutions, Texas
+1 512 492 2290
[email protected]
View Robert’s Expert Profile
Robert Dinjar specializes in preparing structural engineering designs, designing building lateral resistive systems, and the inspection and certification for high wind and flood compliance. He has experience working with a wide range of structures including commercial buildings, parking garages, residences, retaining walls, and pools. Robert provides other built environment services such as remediation, construction defect evaluation, structural failure analysis, and storm and flood damage assessment.
This case study is intended to provide general information and insights into prevailing industry practices. It is not intended to constitute, and should not be relied upon as, legal, technical, or professional advice. The content does not replace consultation with a qualified expert or professional regarding the specific facts and circumstances of any particular matter.