Built in 1976 before height restrictions were introduced in Charleston, Dockside Condominiums is a 19-story high-rise with sweeping views of the harbor. The complex includes a high-rise tower, low-rise townhomes, a concrete parking garage, and community amenities, all exposed to the harsh marine environment of the South Carolina coast.

The Problem

Over time, airborne chlorides from the nearby harbor infiltrated Dockside’s reinforced concrete elements, particularly its 191 cantilevered balconies and concrete garage. Cracks, delaminations, and spalls became increasingly visible as corrosion-related deterioration progressed. Detailed structural and corrosion assessments revealed widespread chloride contamination, low concrete cover, and discontinuous reinforcing steel.

In fact, 90% of tested balconies showed signs of corrosion activity, and about a third had reinforcement discontinuities, creating both safety concerns and long-term durability risks.

Our Solution

A comprehensive rehabilitation strategy was developed to extend service life while minimizing disruption to residents. An impressed current cathodic protection (ICCP) system was selected for the balconies due to their complexity and long-term protection needs, while a galvanic cathodic protection  system was applied to the garage.

The system used ribbon mesh anodes embedded in saw slots and divided into 20 zones, each with remote monitoring capabilities. Due to tight reinforcement, the anode ribbons were strategically placed beneath rebar mats rather than in traditional positions. All uncovered rebar was welded to establish electrical continuity, and concrete repairs and railing replacements were completed alongside system installation.

For the garage, a Corrspray® thermal-sprayed alloy anode system was applied to exposed surfaces, offering high-output galvanic protection tailored to its cooler, drier microclimate.

The Result

The installed cathodic protection systems effectively mitigate corrosion activity and extend the lifespan of the structure with minimal future maintenance. Despite challenges including hurricane season, cold-weather material sensitivities, and complex coordination between contractors, the project was completed successfully. With long-term monitoring and performance assurance in place, Dockside’s management has preserved both the structural integrity and value of one of Charleston’s most iconic high-rises.