Early warning
Seven Things You Can See Yourself
None of these needs an engineer to spot, and all of them mean it is time to get one.
The structure, its age, and what you have noticed. If there is an engineer's report, send that instead — we will price what it identifies.
The seven
Any one is worth an assessment. Several together means do not wait for the budget cycle.
- Rust staining running down a beam, column or soffit.
- Concrete pieces on the deck below an overhead member.
- Cracks with rust showing in them.
- Areas that pond after every rain.
- Expansion joints that leak onto the level below.
- Coating that is peeling, blistering or worn through.
- Efflorescence — white deposits — on soffits and walls.
The one that changes the timeline
Concrete on the ground under an overhead member. That is material that has already let go, above where people walk and park, and it is a safety matter rather than a budget matter.
Everything else can be scheduled. That one should be looked at now.
What to do about it
Get a structural engineer to assess the garage — sounding and chloride testing, not a visual walk.
Then bring the specification to contractors to price. The assessment and the repair should be separate, for the same reason an inspection and a repair should be.
FAQ
Common questions
- What is the most urgent sign?
- Concrete on the ground under an overhead member. That is a safety matter.
- What does rust staining mean?
- Reinforcement is corroding. The visible stain understates what is happening inside.
- Is ponding a real problem?
- Yes. Ponding areas become spalling areas.
- Who should assess it?
- An independent structural engineer.
Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.