PARKING GARAGE RESTORATION
WESTCHESTER COUNTY, NY
Concrete and parking deck repair, deck replacement, structural steel, waterproofing and traffic coatings.Built from your engineer's NYS condition assessment, by a contractor based in Port Chester since 1970
The dealership stayed fully open — showroom, service drive and rooftop parking all in use while the ramp was rebuilt
Trusted by property owners, developers, public agencies, and institutional clients throughout New York, New Jersey, and Connecticut.
Westchester's parking garages take a hard winter every year: cars carry road salt in on their tires, meltwater carries it into the slab, and freeze-thaw cycling opens every crack a little further. The result is the same in an office-park garage, a hospital deck or an apartment building’s parking level — corroding reinforcement, spalling concrete, leaking joints and, eventually, steel that needs replacing.
L&M restores parking garages and parking decks for property owners, managing agents, co-op boards, institutions and municipalities across Westchester County. We self-perform the concrete, structural steel, waterproofing and traffic-coating scopes, working directly from your engineer's condition assessment — from our base at 140 Highland Street in Port Chester.
OUTSIDE NYC, THE RULE IS NEW YORK STATE'S
Local Law 126 stops at the city line. Every parking garage in Westchester is covered by the New York State Uniform Code instead — with a shorter inspection cycle than NYC's.
Periodic condition assessments at intervals of no more than three years, or a shorter period set by your building department.
A New York State licensed professional engineer with at least three years of structural evaluation experience performs or supervises the assessment.
The building department must require the owner to remedy the deterioration, its causes and any unsafe conditions the report identifies. That is the work we do.
NYC Local Law 126 vs. New York State
| NYC — Local Law 126 | Westchester — 19 NYCRR 1203.3(j) | |
|---|---|---|
| Where it applies | The five boroughs | Westchester and the rest of New York State |
| Who inspects | Qualified Parking Structure Inspector (QPSI) — a NYS-licensed PE | Responsible professional engineer — NYS-licensed, 3+ years of structural evaluations |
| How often | At least every six years, plus an annual observation | At least every three years — sooner if your building department sets a shorter period |
| Report goes to | NYC Department of Buildings | Your city, town or village building department |
| After the report | Fixed DOB clocks for Unsafe and SREM conditions | The building department must require the owner to remedy the deterioration and any unsafe conditions found |
We are not your engineer — a licensed PE performs the assessment and files it with your local building department. We are the contractor that carries out the repairs the report calls for. Own a garage in the five boroughs? See our Local Law 126 repair page.
SIGNS YOUR PARKING DECK NEEDS WORK
Any of these between assessments is worth a call to your engineer — and the sooner it is repaired, the smaller the scope.
Spalling and delaminated concrete
Pieces breaking out of the slab or soffit, or hollow-sounding areas when the deck is sounded — usually corroding reinforcing steel underneath.
Rust staining and exposed rebar
Brown streaks at cracks and joints mean chlorides from road salt have reached the steel. Corrosion expands and keeps breaking the concrete apart.
Leaks onto the level below
Dripping on parked cars, white efflorescence at cracks and stalactites on the underside: water is moving through the structure, not over it.
Failed joints and sealants
Torn expansion-joint seals and open control joints let water and salt straight into the beams, columns and connections below.
Ponding and blocked drains
Standing water after rain points to lost slope, clogged drains or settlement, and it speeds up every other kind of deterioration.
Corroded steel and connections
On steel-framed decks, section loss at beams and beam-to-column connections is a structural issue for your engineer, not a cosmetic one.
PARKING DECK REPAIRS WE SELF-PERFORM
TWO WESTCHESTER DECKS, REBUILT
125 Lake Street — multi-level parking deck
Aging reinforced concrete slabs and corroded steel beam connections called for structural reconstruction rather than repair. L&M shored the garage before any demolition, then installed new steel columns and beams tied into the existing girders, replaced the deck with a reinforced slab on composite metal deck, injected structural cracks with epoxy, and finished with a full waterproofing system, exterior ramp restoration and a wearing surface graded to drain.
Read the case studyDealership rooftop parking ramp
Full demolition and reconstruction of the vehicle ramp serving a rooftop parking deck. The deteriorated ramp came off to its supporting steel; beams and beam-to-column connections were replaced and the structure rebuilt with new metal deck, epoxy-coated reinforcement and a structural slab, then waterproofed, traffic-coated and fitted with new OSHA-compliant handrail — while the showroom below stayed open.
See the projectPARKING DECK RESTORATION IN WESTCHESTER COUNTY
2 projects, 28 photographs, all our own crews.
FROM ENGINEER'S REPORT TO FINISHED DECK
- 01
Send us the condition assessment
The engineer’s report, drawings and any repair specification. No report yet? Tell us what you are seeing and we will point you to the engineering step first.
- 02
Walk the deck, price the report
We walk the structure against the engineer’s findings and price the repair items line by line — no allowances hiding the real scope.
- 03
Phase it around your tenants
Work is sectioned and shored so the rest of the garage stays in service. Staging, closures and signage are planned with management before mobilization.
- 04
Self-perform the work
Demolition, concrete, structural steel, waterproofing, joints, traffic coating and railings — our own crews, one point of accountability.
- 05
Close out with your engineer
We coordinate the engineer’s observations during the work and hand over the documentation they need to confirm the conditions were remedied.
PARKING GARAGE REPAIR ACROSS WESTCHESTER COUNTY
White Plains · Yonkers · New Rochelle · Port Chester · Mount Vernon · Rye · Rye Brook · Harrison · Purchase · Mamaroneck · Scarsdale · Tarrytown · Sleepy Hollow · Elmsford · Valhalla · Hawthorne · Armonk · Mount Kisco · Ossining · Peekskill — and every community in between. We also restore parking structures in New York City, Fairfield County CT and Bergen County NJ.
WESTCHESTER PARKING GARAGE FAQS
Does Local Law 126 apply to parking garages in Westchester?
No. Local Law 126 is a New York City law and covers the five boroughs only. Garages in Westchester County fall under the New York State Uniform Code, 19 NYCRR 1203.3(j), which your city, town or village building department enforces.
How often does a Westchester parking garage need a condition assessment?
At intervals of no more than three years — or sooner, if your building department sets a shorter period. Garages built on or after August 29, 2018 also need an initial assessment before a certificate of occupancy or compliance is issued. The engineer may recommend an earlier re-assessment where deterioration is advancing.
Does L&M perform the condition assessment?
No. The assessment must be done by, or under the direct supervision of, a New York State licensed professional engineer with at least three years of experience performing structural evaluations. L&M is the restoration contractor: we price and perform the repairs your engineer’s report calls for, and coordinate with them through closeout.
What happens after the report identifies deterioration or unsafe conditions?
Under the state regulation, the building department must require the owner or operator to repair or remedy all deterioration, the conditions causing it, and any unsafe conditions identified in the report. In practice the engineer’s report sets the priorities and recommended timeline. Send it to us and we will price the work against it.
Can the garage stay open while it is repaired?
Usually, yes. We phase the work in sections and shore before demolition so the rest of the structure stays in use. At the Mount Kisco dealership the showroom stayed open beneath the ramp throughout its reconstruction.
When does a parking deck need replacement rather than patching?
That is your engineer’s call, based on how far corrosion and chloride contamination have spread and the condition of the supporting steel. Where they are widespread, patching only chases the problem. At 125 Lake Street in White Plains the deterioration of the slabs and steel connections called for structural reconstruction rather than repair.
Do you work on municipal and public garages?
Yes. L&M is MBE certified with New York City and New York State, NYCHA approved, and regularly performs prevailing-wage public work.
How do we get a price?
Send us the condition assessment report and any drawings through Invite L&M to Bid, or call (914) 937-1030. We will walk the deck and price the engineer’s scope item by item. We do not publish cost-per-square-foot figures because every garage’s conditions differ.
Got a Condition Assessment on Your Desk?
Send it over. We'll walk the deck and price your engineer's repair scope line by line — Port Chester-based, self-performing, since 1970.