Authored by Robert J. Dinjar, P.E., Structural Technical Director, Technical Services
Published June 9, 2026.
Case Study Overview
When a multi-story residential community began experiencing water intrusion and cracking in its below-grade parking structure, the Rimkus Built Environment Solutions team was brought in to determine what was really happening and what to do about it.
|
SERVICE LINE |
ASSET TYPE |
LOCATION |
STRUCTURE SIZE |
|---|---|---|---|
|
Structural Assessment |
Multi-Story Parking Garage |
Texas, USA |
11-Story Building, 2-Level Garage |
|
5 |
GOOD |
0 |
100% |
|---|---|---|---|
|
Distinct structural issues identified and prioritized |
Overall structural condition: confirmed sound |
Areas of load-bearing deterioration found |
All issues addressed with specific remediation guidance |
The Challenge: Visible Symptoms, Uncertain Causes
For property owners and asset managers, water intrusion in a parking structure is more than a nuisance; it is a warning sign. Left undiagnosed, water infiltration can accelerate concrete deterioration, corrode embedded steel reinforcement, and lead to significantly more expensive repairs over time. Identifying the water source should be the first step to stake, followed by a complete assessment to determine the structure’s true condition and the appropriate course of action.
The ownership team of a large mixed-use residential community in Texas faced this situation. Residents and management staff had reported localized water intrusion in the two-level parking garage, along with isolated areas of slab cracking. With an 11-story building bearing on the parking structure, the client needed expert evaluation and a clear, evidence-based report they could act on. The Rimkus Built Environment Solutions (BES) team was retained to answer this core question:
Is the water intrusion a simple maintenance issue, or is it a sign of large structural risk that could jeopardize the long-term integrity of this asset?
The Approach: Expert Inspections and Evidence-Based Findings
The Rimkus BES team conducted a comprehensive, on-site structural inspection of the parking garage, examining every major structural component. The scope covered the full range of primary and secondary structural systems:
Cast-in-place concrete system
- Visual inspection of all columns, beams, and slabs across both parking levels for signs of deflection, bending, overloading, or deterioration
Concrete masonry unit (CMU) partition walls
- Assessment of non-load-bearing CMU walls, including anchor point connections to the primary structural system, for cracking patterns and stability
Sealants, joints, and waterproofing elements
- Evaluation of transition joints, expansion joints, and sealant conditions, the primary line of defense against water intrusion in parking structures
Subgrade slab-on-grade
- Review of the below-grade parking slab, documenting crack widths, locations, and causes to determine appropriate remediation
A licensed Professional Engineer supervised the inspection and final report, confirming that the conclusions were grounded in established engineering principles and met professional standards of practice.
Key Findings: Clarity Amid the Complexity
One of the most valuable outcomes of a rigorous structural assessment is the ability to distinguish between cosmetic or maintenance-level issues and genuine structural risk. The Rimkus BES team found a structure that was fundamentally sound, but with several areas requiring targeted attention to prevent future deterioration. Using a standardized rating framework (Excellent / Good / Fair / Poor / Failed), each component was evaluated and assigned a condition rating alongside a specific recommendation.
|
Component |
Rating |
Key Finding |
Recommended Action |
|---|---|---|---|
|
Primary structural system (columns, beams, slabs) |
Good |
No deflection, bending, overloading, or deterioration observed |
No structural intervention required |
|
Sealants at transition and movement joints |
Fair |
Age-related sealant wear allowing localized water infiltration |
Remove debris, install new backer rods and sealant |
|
CMU partition wall cracking at anchor points |
Fair |
Normal thermal movement cracking; not structural instability |
Clean cracks and regrout with quickset mortar |
|
Subgrade slab-on-grade cracking |
Fair |
Localized cracks under ¼ inch; natural slab/soil movement |
Route and fill with flexible sealant to protect reinforcement |
|
Second-floor expansion joints |
Action Required |
Deteriorated from age and high-traffic conditions |
Remove, clean substrate, reinstall Sika Thermaflex® joints |
“The most important thing a structural assessment can do is tell you what you don’t need to worry about — and exactly what you do.”” – Robert J. Dinjar, P.E., Structural Technical Director, Technical Services
The Value Delivered: More Than a Report
Rimkus translated technical findings into actionable business intelligence, enabling the ownership team to make confident, well-informed decisions about their property.
|
Risk Reduction |
Cost Optimization |
Asset Protection |
|
Confirmed the structural system was sound, eliminating worst-case scenarios and enabling a targeted maintenance plan. |
Accurate root-cause diagnosis prevented over-remediation. Each recommendation was proportionate to actual risk, not speculative. |
Targeted sealant and joint recommendations directly prevent rebar corrosion and spalling — protecting long-term structural value. |
|
Decision Confidence |
Prioritized Action Plan |
Third-Party Credibility |
|
A PE-supervised report with photographic documentation gives ownership teams the evidence base for capital planning and stakeholder communication. |
Clearly categorized findings with specified materials and methods enabled contractors to scope repair work accurately and quickly. |
An independent engineering assessment carries weight with insurers, lenders, and boards — providing defensible documentation of due diligence. |
Why Proactive Structural Assessments Matter for Property Owners
Parking structures are among the most maintenance-intensive assets in the built environment. Exposed to vehicles, weather, deicing salts, and thermal cycling, they age in ways that are not always visible to the untrained eye. The gap between what looks concerning and what actually poses structural risk can be significant — an expert assessment bridges that gap.
Without professional evaluation, property owners face two equally costly risks: underreacting (missing developing problems until they become expensive failures) or overreacting (undertaking unnecessary structural work based on incomplete information). A Rimkus BES structural assessment eliminates both failure modes.
In this case, the findings confirmed a well-built structure requiring only routine maintenance interventions. The clarity delivered to the client by a licensed Professional Engineer is just as valuable as the well-documented, photo-supported report.
Key Takeaway
The Rimkus BES team provided not just findings, but a defensible, professional engineering opinion grounded in evidence — the kind of documentation that informs sound asset management decisions for years to come.
Why Choose Rimkus Built Environment Solutions?
The Rimkus BES team provided the following structural engineering and assessment capabilities for this case study, and can offer additional integrated services.
- Parking Garage Structural Assessment
- Cast-in-Place Concrete Evaluation
- Building Envelope Inspection
- Expansion Joint and Sealant Condition Assessment
- Slab-on-Grade Analysis
- CMU Wall Condition Assessment
- Preventive Maintenance Planning
- PE-Supervised Engineering Reports
- Property Risk Management Consulting
Is your parking structure due for an assessment?
Rimkus experts can provide structural assessments that give property owners clarity, confidence, and a clear path forward before small issues become costly ones. 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, 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.