Parkade Waterproofing & High-Rise Window Cleaning in Burnaby

Burnaby features a high concentration of high-density residential concrete strata towers, commercial office buildings, and retail plazas centered around Metrotown, Brentwood, Lougheed, and Edmonds. The area also includes mid-rise commercial business parks in Lake City and along the Highway 1 corridor. The building stock includes concrete high-rises built during the rapid development booms of the 1990s and 2000s, alongside newer mixed-use retail and residential developments with complex glass curtain walls and multi-level underground parkades.

High-density residential towers in Burnaby face specific envelope demands. The large glass curtain walls require regular sealant inspections to prevent water ingress around the window frame perimeters. In addition, multi-level underground concrete parkades are exposed to heavy vehicle traffic and winter de-icing salts, which can lead to concrete deterioration and rebar corrosion. We employ certified rope access methods to descend the facades of these tall structures, performing sealant replacement and facade cleaning safely without the need for ground scaffolding.

We work closely with strata councils and commercial property managers in Burnaby to plan envelope maintenance programs. Whether cleaning windows on a Metrotown office tower or repairing parkade traffic membranes in Brentwood, our crews prioritize clear communication, safety, and minimal disruption to occupants. For exposed surfaces, we utilize elastomeric coatings that bridge hairline cracks and resist wind-driven rain.

The dense clustering of high-rise structures in Burnaby's transit hubs requires careful access planning. The close proximity of buildings creates complex anchor and rope geometries. Our safety supervisors develop site-specific rigging layouts that accommodate these layout limits. We also verify the condition of expansion joints between adjacent structural segments, ensuring they remain flexible to accommodate building movement. This preventive review is a core part of our high-rise maintenance programs.

Industrial business parks in Lake City and along the Highway 1 corridor require targeted concrete restoration. These buildings, featuring precast concrete panels and painted exterior facades, face significant operational wear. The concrete panels can absorb water, leading to localized spalling around structural connection points. Our teams scale the facades, inspect the panels for hollow sounds, and perform structural patching using high-strength cementitious mortars. This helps property managers preserve the structural integrity of their industrial facilities.

Retail commercial centers, such as those surrounding Lougheed Mall, require detailed visual envelope inspections. These low-rise and mid-rise structures have extensive glass entrances, metal cladding panels, and concrete columns exposed to weather and public view. To keep these areas waterproofed, we perform visual inspections of window perimeters and flashing transitions, locating failing sealants before they allow water ingress. We replace worn joints with commercial-grade silicone sealants, keeping retail spaces dry and preserving building value.

Commercial properties in the multi-use zones surrounding Simon Fraser University on Burnaby Mountain must address specific wind and rain loads that occur at higher elevations. These facilities feature large glass storefronts and concrete structural elements exposed to colder temperatures and high moisture levels. We provide specialized facade washing and sealant maintenance services for these educational and residential facilities, keeping them protected against water penetration.

Burnaby's urban environment and geographical location subject building envelopes to distinct weather pressures. While located further inland than West Vancouver, Burnaby receives high annual rainfall that puts significant moisture loading on exterior walls and balconies. Wind-tunnel effects between closely spaced high-rise towers in dense centers like Metrotown and Brentwood accelerate wind-driven rain, forcing water through hairline cracks in concrete facades and window caulking. In addition, vehicle emissions and urban traffic particulate matter settle on glass and concrete facades, creating an acidic film that degrades sealants and etches glass over time.

Underground parkades face severe chloride contamination. Vehicles tracking in de-icing salts during winter storms deposit chlorides onto concrete decks. These chlorides penetrate the concrete, corroding reinforcing rebar and causing concrete spalling, accompanied by calcite leaching (efflorescence) on the underside of slabs. To protect these structures, we apply high-durability polyurethane traffic deck membranes in parkades and elastomeric masonry coatings on facades. We also secure City of Burnaby street use permits to set up pedestrian safety corridors and vehicle redirect barricades when rigging ropes over public streets during high-access maintenance, maintaining compliance with WorkSafeBC Part 11 fall protection standards.

The combination of wind-driven rain and urban traffic grime creates a challenging environment for architectural glass. We use specialized cleaning methods that remove this buildup without scratching the glass surface. For parkade restoration, we clean the concrete decks using high-pressure washing to remove oil and salt deposits before applying waterproof membranes. This process blocks chloride entry, preserving the structural integrity of the concrete slab and reinforcing steel.

In addition, Burnaby's geography includes varying elevations, such as the slopes of Burnaby Mountain. Higher-elevation structures, including the university facilities, face colder temperatures and more frequent freeze-thaw cycles. Water trapped inside porous concrete balcony edges can freeze and expand, leading to concrete spalling. To mitigate this risk, we apply silane-based sealers that prevent liquid water absorption while remaining highly permeable to vapor. This allows internal moisture to escape, protecting the balcony slabs from cracking.

High-density residential areas also face increased wind loads that put stress on window frames. The wind pressure can deflect the glass panels, pushing water through failed window perimeter caulking. We replace worn caulking with high-performance silicone sealants that offer high flexibility and movement capability. These sealants are installed over closed-cell backer rods, ensuring the joints remain weather-tight under wind loads. We compile detailed reports with photographs of all inspections, helping strata councils plan maintenance cycles.

Municipal street regulations in Burnaby require close coordination when rigging ropes over sidewalks or lanes. We manage the application process to secure municipal street permits, providing traffic control plans and pedestrian protection corridors. This ensures all work is completed in compliance with local safety standards, protecting the public while performing necessary high-access envelope repairs.