PARKING GARAGE
RESTORATION
Concrete and parking deck repair, deck replacement, traffic coatings and waterproofing for garages across NYC, Westchester and Connecticut — including Local Law 126 repair work
Trusted by property owners, developers, public agencies, and institutional clients throughout New York, New Jersey, and Connecticut.
RESTORATION SERVICES
From concrete repair to traffic coatings — the full parking-structure scope, self-performed.
Concrete Repair & Spall Restoration
Structural and surface concrete repair that stops deterioration and restores load capacity.
- Spall & delamination repair
- Full-depth slab repair
- Rebar cleaning & protection
- Column & beam restoration
Concrete Deck Replacement
Full removal and replacement of concrete decking, with steel reinforcement and structural steel work self-performed.
- 30,000+ sq. ft. replacement experience
- Concrete decking removal & replacement
- Steel reinforcement
- Structural steel fabrication & installation
Traffic Coatings
Vehicular and pedestrian traffic-bearing membranes that protect decks from water and salt.
- Polyurethane traffic systems
- Pedestrian deck coatings
- Ramp & turn-lane wear courses
- Line striping & markings
Waterproofing & Joint Sealants
Expansion joints and sealant systems that keep water and chlorides out of the structure.
- Expansion joint replacement
- Control & construction joints
- Sealant replacement
- Below-grade waterproofing
Structural Strengthening
Engineered reinforcement that extends the service life of aging structures.
- Carbon-fiber reinforcement
- Supplemental steel
- Bearing & joint upgrades
- Drainage corrections
HOW A DECK GETS REBUILT
Four frames from the ramp reconstruction at Mount Kisco Chevrolet — the dealership stayed open beneath it the whole time.
Overhead protection installed beneath the ramp before demolition, keeping the space below operational
Walk-behind slab saw sectioning the ramp deck so it can be removed in controlled pieces
Deteriorated concrete and corroded embedded steel — the condition that drove the reconstruction
Deck removed to the supporting steel, protection decking below
Local Law 126 parking garage repairs
Every parking structure in New York City must be inspected on a fixed cycle by a Qualified Parking Structure Inspector and a condition assessment filed with the Department of Buildings. The report names the conditions. Then someone has to fix them.
That is the part we do. L&M is not your inspector — a QPSI, a licensed professional engineer, files the assessment. We are the contractor that self-performs the concrete repair, deck replacement, waterproofing and traffic coatings the report calls for, so the conditions clear before the deadline.
Garage in Westchester? Local Law 126 does not apply there — the New York State rule does, on a three-year cycle. Parking garage restoration in Westchester County.
Manhattan, Community Districts 1–7
Jan 1, 2022 – Dec 31, 2023
Filed. Second-cycle re-inspections approaching.
Manhattan CDs 8–12 and all Brooklyn Community Districts
Jan 1, 2024 – Dec 31, 2025
Filing window closed — repairs identified in those reports are now due.
The Bronx, Queens and Staten Island
Jan 1, 2026 – Dec 31, 2027
Open now. Assessments underway across all three boroughs.
After the first assessment, structures are re-inspected at least once every six years. Brooklyn and upper-Manhattan owners whose Sub-cycle B window closed at the end of 2025 are in the repair phase right now, and Bronx, Queens and Staten Island assessments are being filed through 2027 — which means a wave of repair scopes is landing across those three boroughs over the next eighteen months.
What your assessment says — and how long you have
Safe
No repair or maintenance required to sustain structural integrity. Re-inspect on the normal six-year cycle.
No action required
Safe with Repair & Engineering Monitoring
Secure today, but deterioration continues without intervention. This is where most garages land, and where the repair scope comes from. Your inspector sets the timeline — and if the work is not finished before the next cycle, the condition converts to Unsafe.
Inspector-set timeline · $2,000 penalty if uncorrected
Unsafe
Hazardous to persons or property, with public protection required immediately. The conditions must be corrected within 90 days of filing the report, and your QPSI files an amended report within two weeks of the repairs being completed.
90 days from filing to correct · amended report within 2 weeks · $1,000 per month if uncorrected
Proven Parking Deck Restoration Experience
L&M has completed multiple parking deck restoration projects, including full concrete deck removals and replacements exceeding 30,000 sq. ft. Our experience includes concrete decking, steel reinforcement, structural steel fabrication, structural steel installation, waterproofing systems, traffic coatings, and related restoration work.
Why Clients Choose L&M- Multiple parking deck restoration projects
- 30,000+ sq. ft. deck removal and replacement experience
- Concrete decking replacement
- Steel reinforcement
- Structural steel fabrication and installation
- Waterproofing and traffic coating systems
- Masonry and structural restoration
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 MBE 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.
Who is allowed to perform a Local Law 126 inspection?
Only a Qualified Parking Structure Inspector (QPSI): a New York State licensed and registered Professional Engineer with at least three years of relevant experience, in good standing with the Department of Buildings. The QPSI inspects the structure and files the condition assessment in DOB NOW: Safety. L&M is the repair contractor — we work from that report, not in place of it.
What are the Local Law 126 penalties and filing fees?
Per the NYC Department of Buildings: a late initial report is $1,000 per month, failure to file is $5,000 per year, failure to correct Unsafe conditions is $1,000 per month, and failure to correct SREM conditions is a one-time $2,000. Filing fees are $305 for the initial report, $85 for an amended or subsequent report and $65 for an extension request.
What happens after Unsafe conditions are repaired?
Unsafe conditions must be corrected within 90 days of filing the report. Once the repairs are complete, an amended report must be filed within two weeks. We schedule the work so your QPSI can verify it and file on time.
What is the Local Law 126 annual observation?
Between full condition assessments, owners must have the structure observed each year using the checklist in the most recent report. Annual observation reports are not filed with DOB — they must be kept on site and made available to the Department and the QPSI on request. An SREM repair that is not completed by the next cycle must be reported as Unsafe.
What does parking structure restoration involve?
Parking structure restoration typically includes concrete spall repair, rebar corrosion treatment, waterproofing membrane installation, expansion joint replacement, traffic coating application, and drainage system repair. The scope depends on the condition and age of the structure.
How do you waterproof a parking garage?
We use multi-layered waterproofing systems including traffic-bearing membranes, elastomeric coatings, and below-grade waterproofing. These systems protect the concrete structure from water infiltration, chloride penetration from de-icing salts, and freeze-thaw damage.
What causes parking structure deterioration?
The primary causes include water infiltration, chloride penetration from de-icing salts, freeze-thaw cycling, carbonation of concrete, vehicle traffic wear, and inadequate drainage. Regular maintenance and timely waterproofing can significantly extend the life of a parking structure.
Restore Your Parking Structure
Get a condition assessment and restoration plan from a self-performing contractor.
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