Concrete is one of those building materials that looks permanent until it isn’t. For property managers, the challenge is usually less about the repair itself and more about knowing when a crack or patch of deterioration is cosmetic versus something that needs a closer look.
Common signs of concrete deterioration
- Cracking — hairline cracks are often cosmetic, but widening or spreading cracks deserve attention
- Spalling — the surface flaking or chipping away, often exposing aggregate underneath
- Exposed rebar — a clear sign deterioration has progressed past the surface
- Efflorescence — white, powdery mineral deposits, usually pointing to water movement through the concrete
- Uneven or heaving surfaces — common in exterior slabs and walkways after freeze-thaw cycles
Why parkades deserve particular attention
Parkade concrete deals with a combination that’s especially hard on the material: constant vehicle load, exposure to de-icing salt tracked in during winter, and often limited drainage. That combination accelerates deterioration compared to concrete elsewhere on a property, which is part of why parkades tend to need repair work more often than other structural areas.
Repair vs. restoration
Smaller, localized issues are typically addressed with targeted repair — patching, sealing, or addressing a specific crack or section. Restoration is a broader scope, addressing deterioration across a larger area or structural element, and is more likely to involve engineering input depending on severity.
When to bring in an engineer
Routine repair and finishing work doesn’t always require an engineer, but any concrete issue affecting a structural element — particularly in a parkade or a load-bearing area — is worth having assessed by one before repair work begins, especially if the deterioration is extensive or the cause isn’t obvious.
Keeping ahead of it
The most cost-effective concrete work is usually the earliest — catching and addressing minor deterioration before it becomes a larger structural repair. Building a periodic concrete inspection into your broader maintenance schedule helps catch issues while they’re still minor.
HUB Centro provides concrete repair, finishing and formwork for parkades, structures and construction projects. See our construction, concrete & formwork page or request service to have a concrete issue assessed.
Frequently asked questions
Is cracked concrete always a structural issue?
No — a lot of cracking is surface-level and cosmetic. But cracks that are widening, running through structural elements, or accompanied by other symptoms like spalling and exposed rebar should be assessed.