Property managers facing winter must ensure concrete inspection identifies vulnerabilities before freeze-thaw cycles and snow load create emergency repairs. This pre-winter concrete inspection checklist provides a systematic approach to evaluating concrete systems and prioritizing maintenance before harsh weather arrives.
Timing Your Pre-Winter Inspection
Optimal Window: Late September through October provides ideal timing:
- Warm enough for repairs (most products require 50°F minimum)
- Sufficient time to schedule contractors before winter weather
- Early enough to order materials with typical lead times
- Late enough in season to identify summer damage
Exterior Concrete Surfaces
Parking Lots and Drive Lanes
Surface Condition:
- ☐ Inspect for cracks wider than 1/4 inch requiring sealing
- ☐ Check for pothole formation or spalling
- ☐ Note areas with standing water (indicates settlement or poor drainage)
- ☐ Document surface deterioration from prior winter salt application
Joint Integrity:
- ☐ Measure joint opening width (abnormal widening suggests movement)
- ☐ Check joint sealant condition (should be flexible, not brittle or missing)
- ☐ Look for joint spalling where edges are chipping away
- ☐ Verify expansion joints have proper clearance for thermal movement
Drainage:
- ☐ Verify positive slope away from buildings (minimum 2%)
- ☐ Clear debris from catch basins and drains
- ☐ Check for low spots collecting water that will freeze
- ☐ Test downspout discharge locations
Sidewalks and Pedestrian Areas
Safety Hazards:
- ☐ Identify trip hazards (>1/4 inch vertical displacement)
- ☐ Mark settled sections creating step changes
- ☐ Check for unstable or rocking pavers/sections
- ☐ Document areas requiring immediate attention for liability protection
ADA Compliance:
- ☐ Verify ramp slopes within 1:12 maximum (settlement may have altered slopes)
- ☐ Check cross slopes not exceeding 1:48
- ☐ Ensure landing areas meet size requirements
- ☐ Confirm detectable warning surfaces in good condition
Tree Root Damage:
- ☐ Inspect for concrete lifting from root growth
- ☐ Check for underground voids caused by root pruning
- ☐ Evaluate need for root barriers or tree removal
- ☐ Plan repairs addressing root cause, not just symptoms
Loading Docks and Ramps
Structural Assessment:
- ☐ Measure dock edge spalling (safety and door seal issues)
- ☐ Check dock leveler pit walls for cracking or deterioration
- ☐ Inspect ramp surfaces for scaling or delamination
- ☐ Verify proper slope and drainage on ramps
Safety Features:
- ☐ Test wheel stops and bumpers for secure attachment
- ☐ Verify edge protection in good condition
- ☐ Check lighting for dock areas (shorter winter days)
- ☐ Ensure slip-resistant surfaces maintained
Building Envelope Concrete
Foundations
Perimeter Inspection:
- ☐ Walk entire building perimeter checking for cracks
- ☐ Look for efflorescence (white deposits indicating water movement)
- ☐ Check for settlement (separation between foundation and siding)
- ☐ Verify soil grade slopes away from foundation
Moisture Intrusion:
- ☐ From inside, inspect basement/crawl space for water stains
- ☐ Check for active leaks after heavy rain
- ☐ Test humidity levels (high humidity suggests moisture intrusion)
- ☐ Look for mold or mildew indicating chronic moisture
Drainage Systems:
- ☐ Verify foundation drains and sump pumps operational
- ☐ Test sump pump with water (before you need it in winter)
- ☐ Check for proper discharge routing away from building
- ☐ Clear leaves and debris from window wells
Balconies and Elevated Decks
Critical Safety Inspection:
- ☐ Check railings for secure attachment and stability
- ☐ Inspect for rust stains (indicates corroding reinforcement)
- ☐ Look for spalling concrete exposing rebar
- ☐ Verify proper slope to drains (no ponding water)
Waterproofing:
- ☐ Test drain functionality
- ☐ Check sealant at building attachment points
- ☐ Inspect waterproof membrane at door thresholds
- ☐ Verify proper flashing at all penetrations
Stairs and Landings
Safety and Code Compliance:
- ☐ Check tread depth and riser height consistency
- ☐ Verify handrail secure and continuous
- ☐ Inspect for spalling at nosings (front edge of treads)
- ☐ Ensure proper drainage from landings
Interior Concrete Floors
Slab-on-Grade Floors
Surface Condition:
- ☐ Map all cracks wider than hairline
- ☐ Check for curling at joints (edges higher than center)
- ☐ Look for dusting (powdery surface indicating weak concrete)
- ☐ Document spalling or scaling areas
Moisture Assessment:
- ☐ Test for visible moisture or dampness
- ☐ Check for floor covering failures indicating moisture
- ☐ Conduct rapid moisture meter survey
- ☐ Schedule detailed moisture testing if issues found
Joint Condition:
- ☐ Inspect control joints for integrity
- ☐ Check for filler material in working order
- ☐ Look for step cracks at joints (differential settlement)
- ☐ Verify joint location corresponds to column lines
Industrial and Warehouse Floors
Operational Impact:
- ☐ Check forklift travel lanes for rutting or wear
- ☐ Inspect high-traffic areas for surface degradation
- ☐ Verify rack post locations haven’t settled
- ☐ Document areas requiring operational adjustments
Floor Flatness:
- ☐ Test with straightedge in critical areas
- ☐ Note any new bumps or dips
- ☐ Check for settlement near loading docks or heavy equipment
- ☐ Consider professional FF/FL testing if problems suspected
Concrete Structural Elements
Columns and Beams
Visual Inspection:
- ☐ Check for cracks in exposed concrete columns
- ☐ Look for spalling concrete exposing reinforcement
- ☐ Inspect beam-column connections for cracks
- ☐ Document any corrosion stains
Structural Concerns:
- ☐ Note any deflection or sagging in beams
- ☐ Check for cracks following reinforcement patterns
- ☐ Verify no visible movement or separation at connections
- ☐ Consult structural engineer if concerns arise
Retaining Walls
Stability Indicators:
- ☐ Check for outward leaning or bulging
- ☐ Look for cracks (especially horizontal cracks)
- ☐ Verify wall is not separating from adjacent structures
- ☐ Inspect for erosion behind or beneath wall
Drainage:
- ☐ Clear weep holes of debris
- ☐ Check for soil buildup against wall
- ☐ Verify drainage system behind wall functional
- ☐ Look for water stains indicating poor drainage
Concrete Accessories and Attachments
Expansion Joints and Sealants
System-Wide Check:
- ☐ Inspect all building expansion joints
- ☐ Check parking garage expansion joints
- ☐ Verify proper sealant in all locations
- ☐ Note locations where joints have closed up (indicates movement issues)
Anchorage and Attachments
Embedded Items:
- ☐ Check bollards and guard posts for stability
- ☐ Verify handrail attachments secure
- ☐ Inspect equipment anchor bolts for tightness
- ☐ Look for concrete cracking around anchors indicating overload
Documentation and Prioritization
Photographic Record
Documentation Standards:
- Overall view establishing location
- Close-up showing detail of condition
- Measurement reference (ruler or tape) in frame
- Date stamp all photos
- Organize by building area for easy reference
Condition Rating System
Priority 1 – Immediate (Complete before winter):
- Safety hazards requiring immediate correction
- Issues that will worsen rapidly during winter
- Problems affecting building weatherproofing
- Emergency repairs needed for operations
Priority 2 – Short-Term (Within 6 months):
- Progressive deterioration that should be addressed soon
- Non-emergency repairs better done in good weather
- Items requiring contractor scheduling
- Issues affecting but not stopping operations
Priority 3 – Long-Term (Plan for next year):
- Cosmetic issues with minimal functional impact
- Items requiring budget approval for major work
- Conditions stable but should be monitored
- Preventive maintenance candidates
Repair Planning and Budgeting
Cost Estimation
Typical Repair Costs:
- Crack sealing: $3-8 per linear foot
- Joint sealing: $5-12 per linear foot
- Spall repair: $15-40 per square foot
- Surface sealing: $0.50-2.00 per square foot
- Slabjacking: $5-15 per square foot
- Complete replacement: $8-15 per square foot
Budget Allocation:
- Reserve 10-15% for unexpected conditions
- Prioritize safety and weatherproofing repairs
- Consider multi-year program for major work
- Factor in seasonal pricing (winter emergency work costs premium)
Contractor Selection
Qualification Criteria:
- Experience with similar property types
- Availability for needed timeframe
- Proper licensing and insurance
- References from comparable projects
- Understanding of winter work limitations
Professional Inspection Services
When to Hire Engineers
Complex Situations Requiring Expertise:
- Structural cracks or deflection concerns
- Chronic or severe moisture problems
- Foundation settlement or movement
- Major repair planning
- Evaluation of entire aging facility
IFTI Inspection Services
Comprehensive Assessment:
- Certified inspectors trained in concrete evaluation
- Advanced testing equipment (moisture meters, GPR, core sampling)
- Detailed reports with photos and recommendations
- Cost estimates and repair prioritization
- Expert testimony capability if needed
Specialized Testing:
- Concrete strength testing
- Chloride content analysis (salt damage assessment)
- Ground-penetrating radar for hidden issues
- Thermal imaging for moisture detection
Winter Monitoring Protocol
Even after fall inspection and repairs, winter monitoring remains important:
Monthly Checks:
- Visual inspection after major weather events
- Snow load monitoring on flat roofs
- Ice dam formation at roof edges
- Drainage system function during thaws
Documentation:
- Record unusual conditions
- Photo damage as it occurs
- Track emergency repairs needed
- Build history for next year’s planning
Conclusion: Prevention Beats Emergency Response
Pre-winter concrete inspection transforms reactive emergency management into proactive maintenance planning. Property managers who systematically evaluate concrete systems in fall avoid winter crisis calls and budget surprises.
Contact IFTI for professional concrete inspection services tailored to property management needs. Our experienced inspectors help you prioritize repairs, budget effectively, and maintain your property through challenging winter conditions.
Inspect in fall—repair before winter—maintain with confidence.