What are possible ways of remeyding a building's basement-level-
parking which is being leaked on through; asphalt,concrete, and rebar
cracks in the first floor parking spaces - the concrete parking floor/
ceiling is about 15 in. thick with a half-inch layer of asphalt-
covering. With a first-rate handy man and a helper, would it be
possible to solve this problem? Inexpensively? One recomendation has
been to rent a machine which widens the cracks surface enough to allow
a substance to be injected which will dry and seal the crack. I've
heard mixed opinions on this solution. Any advice on this matter would
I assume you want to try something from the bottom side, not
remove the asphalt, etc. The very best solutions are probably
best applied on the top side. You might also look up epoxy
injection and Mountain Grout, though these will be expensive.
There is a product that is meant to be used for your application
called Xypex. Here is their website: http://www.xypex.com/ I
have used their product on new work with a view toward preventing
your problem, not as a repair. It is fairly easy working. The
cost is dependent on the number of feet you are retrofitting.
Keep the whole world singing . . . .
No answer on the stopping the leaks, but seeing as how this is not an
ordinary private residence, have you had an actual engineer look at it?
I assume we are talking a condo building or small office, where the
parking structure is cut into a hill and the uphill slots are directly
over the lower slots? (There are a couple just like that around this town.)
Anyway, water leaking off cars, at least here in frozen north, has SALT
in it. If that salty water has an easy path to the rebar in the slab,
the rebar could be compromised. That they have already put asphalt over
the slab indicates this is not a new problem. Hopefully the original
structure was overbuilt enough that this isn't a problem yet, but
without looking and testing, there is no way to be sure. Something can
feel perfectly solid and secure, but one overloaded truck or one minor
earth movement or winter frost heave followed by spring thaw, could
bring it down. Even if you don't think it needs an engineering site
survey, your insurance carrier and probably city code people would
probably be a lot happier.
If the structure has not been compromised and can still be considered
safe, the engineer can also likely suggest ways to remediate the leaks.
I'm no expert, but it is likely to involve scraping the asphalt and
repairing from above. Gravity always wins, and the way to eliminate
future further damage is to keep the water out in the first place. No,
sadly, it isn't likely to be cheap. But this is definitely a pay me now
or pay me later situation, with 'later' having a very large possible
downside if somebody gets hurt when something falls down.
One solution: inject an expoxy into the cracks at 1000 psi. The high
psi will supposedly insure that all hair line cracks will be found and
sealed. Question: Won't that kind of pressure further damage the
concrete to which the epoxy bonds? I'm not sure how epoxy bonds to
concrete but it seems like stong pressure would fill even the micro-
cracks thereby strengthening the entire structure.
We have a somewhat similar problem in our condo, but not parking area
and no blacktop. We have concrete deck around the outdoor (under roof)
atrium which is second floor. The ceiling beneath is painted, and had
peeling paint and mineral deposits from water seepage. The atrium is
pretty well protected, but still gets rain in. Prior to painting last
time, we pressure washed the 2nd floor deck, hit it with muriatic acid
(per the instructions for concrete sealer) and then sealed it. Caulked
the expansion joints and all is well.
Don't know how much water seeps through asphalt, but filling in cracks
would probably go a long way toward solving the problem. Perhaps an
asphalt sealer afterward. Would clean it out well to get rid of as much
salt as possible before considering sealer. Salt damage to rebar in
concrete is a big problem in Florida for aging buildings. 13 story
condo across the street had their balconies jack-hammered and patched a
couple of years ago. I assume the jack-hammers were for removing
loose/broken concrete. Our condo, only two-story, has had some rust
bursting concrete because we have iron railings embedded in concrete on
balconies, atrium deck and stairways and the areas had never been
sealed. Didn't bother painting the iron work either, so it was badly
rusted prior to major work being done.
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