Parking garage restoration in Toronto & the GTA.
The largest line in most condo reserve funds — repaired to specification, phased so residents keep parking.
Road salt is what destroys a garage.
Every winter, cars carry salty slush onto the deck. By the time spalling shows on the level below, the repair is already much larger.
01 · Chloride enters
Salt from winter slush soaks chloride into the concrete deck.
02 · Steel corrodes
Chloride reaches the reinforcing steel and starts it rusting.
03 · Concrete cracks
Corroding rebar expands and cracks the concrete from the inside.
04 · Hollow areas spread
Delaminations form below the surface — found only by sounding.
05 · Spalling shows
Pieces drop from the soffit below. The repair is now much bigger.
The fix
Survey, remove, repair, then waterproof — so the cycle stops.
What the contract covers.
Built to the restoration engineer's specification and reviewed by the consultant as we go.
Investigation
Delamination survey by chain drag and hammer sounding — mapping hollow areas for real quantities.
Partial-depth repair
Saw-cut and chip-out of contaminated concrete, steel cleaning, repair mortar.
Full-depth repair
Slab replaced through the section with forming and shoring; rebar replaced and lapped.
Columns & beams
Formed or hand-applied repairs, with jacketing where specified.
Expansion joints
Joint systems replaced to the specified detail.
Crack treatment
Rout and seal, with epoxy injection on structural cracks where drawings call for it.
Waterproofing
Traffic deck membrane: shot blast, prime, base coat, aggregate broadcast, top coat.
Drainage
Drain and slope correction so water leaves the deck.
Reinstatement
Line painting and signage: stalls, numbering, accessible spaces, fire routes.
Residents keep parking.
- Phasing drawing issued before mobilisation
- Draft resident notices for management to send
- Ramps sequenced so there's always an access route
- Night & weekend work on tight sites
- Fire routes and life-safety access maintained
Garage restoration, answered.
How long does it take?
About six to ten weeks for a single level with moderate deterioration. Large phased multi-level jobs can run a full season. Phasing drives the schedule more than volume.
Can the price change?
Work is tendered on unit rates against estimated quantities, so the value rises if quantities exceed the estimate. Installed quantities are logged daily with the consultant, so the board sees it as it happens.
Is an engineer required?
Yes, for structural work. A restoration engineer produces the condition survey, details and specification, and reviews the work for the board.
How long do the repairs last?
A proper restoration with a maintained traffic membrane gives a long service cycle. Coatings need periodic inspection and touch-up — especially at ramps and turns.
Let's look at your building.
Send the address and what you're seeing — or the engineer's spec. We read it before we call, then walk the site at a time that suits you.