LOCAL LAW 126 PARKING GARAGEREPAIRS & COMPLIANCE, NYC
Local Law 126 requires most parking structures in New York City to be inspected every six years by a Qualified Parking Structure Inspector (QPSI) — a New York State licensed engineer — who classifies each structure as Safe, Safe with Repair and/or Engineering Monitoring (SREM), or Unsafe. Unsafe conditions must be repaired within 90 days; SREM conditions generally must be corrected within three years. Condition assessment reports are filed with the Department of Buildings.
L&M Roofing is the contractor on the other side of that report. We self-perform the full repair scope parking structures need — concrete spall and structural repair, full deck replacement, expansion joints, waterproofing membranes, and traffic coatings — coordinating directly with your QPSI or engineer of record so the repairs match the filed findings and the paperwork closes cleanly. MBE certified with NYC and NYS.
WHO IS COVERED — AND WHEN
The law covers enclosed and open parking garages and buildings used to park or store motor vehicles. Exempt are unenclosed outdoor lots, garages serving one- and two-family homes, and automotive repair shops. Compliance runs on borough-based cycles: Manhattan Community Districts 1–7 were due by the end of 2023, the rest of Manhattan and Brooklyn by December 31, 2025, and the Bronx, Queens, and Staten Island are due by December 31, 2027.
If your garage is in the Bronx, Queens, or Staten Island, the current cycle is your window: owners who get assessments and repairs done early avoid the contractor crunch that hits every compliance deadline. And if a previous cycle left you with SREM conditions on a three-year clock, that clock is running now.
THE REPAIRS WE SELF-PERFORM
Deck Replacement at Scale — Self-Performed
L&M has self-performed concrete deck replacement across more than 30,000 square feet on a single program — including concrete removal and replacement, steel reinforcement, and structural steel fabrication and installation — along with parking deck restoration work such as our White Plains parking deck project. Because our own crews perform the concrete, waterproofing, coating, and metal scopes, one contractor is accountable for the entire repair program, and phasing keeps the garage earning while we work.
LOCAL LAW 126 FAQS
Our garage was rated Unsafe — what happens now?
Unsafe conditions must be repaired within 90 days under Local Law 126, with public protection installed immediately. We mobilize quickly, work from your QPSI's condition assessment, and coordinate the reporting so the repair closes out with the Department of Buildings. Call (914) 937-1030.
Can you repair the garage while it stays open?
Yes — phased restoration is our standard approach. We section the work so portions of the structure remain in service, coordinate with property management on staging, and keep tenants and daily operations moving.
Do you work from our engineer's report and scope?
Yes. We price and perform repairs directly from the QPSI or engineer of record's findings and specifications, and we coordinate with them throughout so the completed work matches what gets filed.
Are you MWBE certified for public and prevailing-wage work?
Yes — L&M is a certified Minority-Owned Business Enterprise (MBE) with both New York City and New York State, and we regularly perform prevailing-wage public work.
GET AHEAD OF YOUR LL126 DEADLINE
MBE Certified · Self-Performed · Serving NYC Since 1970