Structural problems in a commercial building are rarely something an owner or property manager wants to find out about. A damaged column, cracked concrete, sagging roof member, or deteriorated beam can quickly raise questions about safety, cost, tenants, building operations, and the extent of the problem. Structural repair services can address these conditions without necessarily requiring a major reconstruction project.
The key is determining what caused the problem, how much of the structure is affected, and what repair approach is appropriate for the building.
Table of Contents
- What Are Commercial Structural Repair Services?
- Why Do Commercial Buildings Need Structural Repairs?
- Signs Your Building May Need a Structural Assessment
- Common Structural Repairs in Commercial and Industrial Buildings
- How Is the Right Structural Repair Determined?
- What to Expect During a Structural Repair Project
- Can Structural Repairs Be Completed While a Building Is Occupied?
- Choosing a Structural Repair Contractor
- Planning Your Structural Repair Project
What Are Commercial Structural Repair Services?
Commercial structural repair services address damage or deterioration involving the components that support a building and transfer loads through the structure.
Depending on the building, those components may include:
- Purlins and sub-purlins
- Roof framing
- Glulam beams
- Wood or steel trusses
- Columns
- Connections between structural components
- Foundations
- Concrete walls
- Structural steel
- Load-bearing walls
Structural repairs are different from cosmetic building maintenance. A surface crack in drywall, for example, may be cosmetic. A crack in a structural concrete wall may require further investigation.
That distinction is important. What looks like a relatively simple repair may signal a larger problem. Conversely, damage that looks concerning may be limited to one component and have a straightforward repair solution.
A qualified structural engineer can evaluate the condition and determine whether a structural repair is necessary.
Why Do Commercial Buildings Need Structural Repairs?
Aging commercial buildings can develop structural problems over time, but age alone isn’t always the issue. Structural repair services may be needed because of deterioration, damage, changes in use, or modifications made over the building’s life.
Common causes include:
Moisture intrusion and condensation. Persistent moisture can deteriorate wood framing, corrode steel, and damage concrete over time.
Vehicle or equipment impacts. Forklifts, trucks, and other equipment can damage columns, beams, walls, door openings, and other structural components in active industrial facilities.
Changes in building use. New equipment, mechanical systems, storage systems, solar installations, or other improvements may place loads on a structure that were not part of the building’s original use.
Roof overloading. Mechanical equipment and other rooftop additions can exceed the capacity of existing roof framing or cause localized damage.
Earthquake damage. Seismic activity may damage structural components or expose existing weaknesses in a building.
Original design or construction deficiencies. Some problems stem from the building’s original design or construction.
Alterations made over time. New openings, additions, tenant improvements, or previous renovations can change how loads move through a structure. A structural engineer does not always review structural changes made by previous tenants, which can create issues that may not become apparent until years later.
Normal deterioration. Even well-maintained buildings can degrade after decades of use.
Understanding the cause matters because repairing the visible damage without correcting an underlying condition can allow the problem to return.
Signs Your Building May Need a Structural Assessment
A planned structural inspection may uncover some problems. Others first become noticeable during routine property management or maintenance.
Conditions that may warrant further evaluation include:
- New or expanding cracks in concrete or masonry
- Cracked, split, or visibly deflected wood framing
- Sagging roof areas
- Damaged trusses or roof members
- Rusting or deteriorated structural steel
- Spalling or deteriorated concrete
- Exposed reinforcing steel
- Columns damaged by vehicles or equipment
- Persistent roof condensation or water intrusion
- Doors or openings that appear to have shifted
- Visible movement or separation between structural components
- Damage discovered during tenant improvements or renovation work
Not every crack or irregularity indicates a serious structural problem. The challenge for an owner or property manager is knowing which conditions to monitor and which require further investigation.
When there is uncertainty, a structural assessment can help establish the condition of the affected area and determine the appropriate next step.
Common Structural Repairs in Commercial and Industrial Buildings
Structural repair needs vary considerably by building type. Concrete tilt-up, masonry, steel, and wood-framed buildings can all develop different problems over time.
Here are several repairs we commonly encounter in commercial and industrial properties.
Purlin and Sub-Purlin Repairs
Purlins and sub-purlins support the roof deck and transfer roof loads to larger structural members. Roof overloading, moisture, condensation, or deterioration may damage these components. Adding mechanical equipment or other loads to an existing roof can also create problems if the original framing cannot support the added loads.
Repairs may involve replacing damaged wood, reinforcing existing members, adding steel components, or installing additional framing. If overloading contributed to the problem, the repair may also need to address how those loads are distributed.
Roof Condensation Damage
Roof condensation can create structural problems that remain hidden until significant deterioration has occurred.
The roof assembly may trap moisture because of insulation, radiant barriers, ventilation conditions, or other factors. Over time, persistent moisture can lead to wood decay, mold, corrosion, and damage to purlins or other roof framing.
Addressing the problem may require more than replacing damaged wood. Also evaluate the source of the condensation so the repair addresses both the damaged framing and the moisture condition.
GLB (Glulam Beam) Repairs
Glue-laminated beams, commonly called glulam beams or GLBs, are frequently found in commercial and industrial roof systems.
Although GLBs are strong structural members, moisture, excessive loads, improper modifications, or deterioration can damage them. Depending on the condition, repairs may include replacing damaged portions or reinforcing the existing beam.
Methods can include epoxy repair, steel reinforcement, rods, or high-tension cables. The appropriate solution depends on the location and severity of the damage and the loads the beam must support.
Truss Repairs
Roof trusses distribute loads across the structure. Truss damage can result from excessive loading, impacts, deterioration, or modifications to individual members.
Depending on the condition, repairs may include:
- Reinforcing top or bottom chords
- Replacing damaged vertical members
- Adding steel reinforcement
- Installing high-tension cables
- Repairing or strengthening connections
Truss repairs require careful planning because changing one member can affect how forces distribute throughout the entire truss.
Column Repairs
Columns provide critical vertical support and can be constructed from concrete, steel, wood, or a combination of materials. In industrial buildings, one of the most common causes of localized column damage is impacts from forklifts or other equipment.
Before repairing the column, determine the extent of the damage and whether the project requires temporary shoring. Depending on the condition, you may reinforce, partially repair, or replace a column.
Also consider why the damage occurred. For example, if a column sits in a high-traffic forklift area, adding protection around the repaired column may help prevent the same problem from happening again.
Door Opening and H-Frame Repairs
Industrial buildings frequently have large door openings for trucks, loading operations, and equipment access. Damage or structural changes around these openings can lead to cracking or movement. In some situations, steel H-frames or other reinforcement may be added around an opening to provide additional support.
The repair design depends on the existing structural system, the opening size, and the forces acting on the surrounding wall.
Concrete Structural Repairs
Concrete can develop cracks, spalling, deterioration, corrosion of embedded reinforcing steel, and other types of damage. The appropriate repair depends heavily on why the concrete is deteriorating. A repair designed for a localized crack may differ greatly from one needed when reinforcing steel corrodes, or a structural component loses capacity.
Epoxy injection can repair some cracks. Other conditions may require removing and replacing damaged concrete, repairing reinforcing steel, adding supplemental reinforcement, or more extensive reconstruction.
For a deeper look at these conditions, see our guide to Structural Concrete Repair for Commercial Buildings.
How Is the Right Structural Repair Determined?
One of the most important parts of a structural repair project happens before construction begins. The visible damage tells only part of the story. A structural evaluation looks at the extent of the damage, the loads the affected component supports, and other conditions that may influence the repair approach.
A typical evaluation may consider:
- What caused the damage?
- Is the condition localized or more widespread?
- Has the building continued to move or deteriorate?
- What loads does the affected component support?
- Have previous alterations contributed to the problem?
- Does temporary shoring or stabilization need to occur?
- Can the existing component be repaired, or should it be replaced?
- Are additional improvements needed as part of the repair?
A structural engineer typically determines the required repair design. An experienced structural repair contractor can then help evaluate constructability, access, sequencing, budget, and how to complete the engineered repair in the existing building.
Getting those questions answered early can reduce surprises once construction begins.
What to Expect During a Structural Repair Project
Every project is different, but many structural repair services follow a similar process.
1. Evaluate the Condition
The first priority is understanding what is damaged and why. Depending on the situation, the evaluation may involve a structural engineer, contractor, building owner, property manager, or other project team members.
2. Develop the Repair Approach
Once the condition is understood, the structural engineer can develop the appropriate repair. For more complex conditions, contractor input during this stage can help identify access restrictions, constructability issues, sequencing requirements, and potential impacts on building operations.
3. Establish a Budget
Owners often want to know the likely cost as early as possible—sometimes before every construction detail has been finalized. A preliminary project budget can help with capital planning, ownership decisions, insurance discussions, real estate transactions, or internal approvals.
The more clearly the project team defines the repair scope and assumptions, the more useful that early budget becomes.
4. Plan Access, Shoring, and Sequencing
Before construction begins, the project team should identify access requirements, sequencing needs, and whether temporary shoring or stabilization will be required. These factors can affect both the construction plan and schedule.
5. Complete the Repair
Construction follows the engineered design and applicable inspection requirements. Communication becomes particularly important at this stage. Owners and property managers should understand where crews will work, what areas will be affected, and whether the schedule changes as conditions are exposed.
Existing buildings can contain surprises. A good project team addresses those conditions quickly and communicates their impact before moving forward.
Can Structural Repairs Be Completed While a Building Is Occupied?
Depending on the building’s operations and the type of repair, most structural repairs can be completed while the building remains occupied. For property managers and commercial owners, the repair itself is only one concern. Keeping tenants, employees, customers, inventory, and warehouse operations functioning and safe can be just as important.
The ability to remain operational depends on the repair, its location, safety requirements, access, and the building’s use.
Planning may include:
- Phasing work by area
- Working around tenant schedules
- Maintaining access to critical portions of the building
- Coordinating around warehouse or manufacturing operations
- Relocating inventory or equipment temporarily
- Scheduling particularly disruptive work during off-hours
- Establishing protected work zones
- Coordinating shutdowns well in advance when they cannot be avoided
Discuss these issues before construction starts. A repair that looks straightforward on a drawing can become much more complicated when crews must perform it above an active production line, next to occupied offices, behind warehouse racking, or in the middle of a busy loading area.
Addressing these conditions during planning can reduce disruptions, avoid unnecessary downtime, and make the project more predictable.
Choosing a Structural Repair Contractor
Structural repair is specialized work. Commercial and industrial buildings can involve very different materials, structural systems, access conditions, and operating environments.
Look for a contractor with relevant experience in the type of building and repair you are considering. The contractor should also be comfortable coordinating with structural engineers and working from engineered repair documents.
Experience working in occupied and operational buildings can be particularly important when tenants or business operations must continue during construction.
For more guidance, read Who Do I Hire for Structural Repairs?
Planning Your Structural Repair Project
Finding structural damage can create uncertainty, particularly when you do not yet know the cause, the extent of the problem, or what the repair might cost. Working with a contractor experienced in structural repair services can help owners and property managers understand the condition and develop a practical path forward.
The first step does not have to be having every answer. It is getting the right people involved early enough to understand the condition and begin developing a practical path forward.
Saunders Seismic has more than 45 years of experience completing structural repairs and seismic retrofits for commercial, industrial, and multifamily properties throughout California, Washington, Oregon, Nevada, and Utah. We work with owners, property managers, engineers, REITs, commercial real estate professionals, and general contractors to address construction challenges before and during the repair process.
Our team understands that buildings often need to remain operational during structural repairs. We plan work around tenants, equipment, inventory, access, and ongoing operations whenever possible to help reduce disruption and unnecessary downtime.
If you have identified structural damage, are reviewing an engineer’s recommendations, or need help establishing a preliminary project budget, contact Saunders Seismic to discuss your building and next steps.
