STRUCTURAL SERVICES · PARKING GARAGES
Parking garage repairs under Local Law 126
We repair your garage one zone at a time, and cars keep parking around the work.
Local Law 126 of 2021 requires every parking structure in New York to have a condition assessment by a Qualified Parking Structure Inspector (QPSI), a licensed professional engineer, at least once every six years. Garages in the Bronx, Queens and Staten Island are in their filing window now, through December 31, 2027. Banu Construction repairs what the report finds: concrete, joints, coatings, post-tension tendons or steel.
The parking structure rule in plain English
| Question | Answer |
|---|---|
| Which garages? | A building or part of a building used to park or store vehicles, open or enclosed. Not included: garages for fewer than three cars, private garages, unenclosed lots, repair shops, showrooms and service stations. |
| Who inspects? | A Qualified Parking Structure Inspector (QPSI): a New York State licensed professional engineer who meets DOB's QPSI requirements. |
| How often? | At least once every six years, within your area's two-year filing window. |
| When? | Manhattan Community Districts 1-7: Jan 1, 2022 to Dec 31, 2023. Manhattan Community Districts 8-12 and Brooklyn: Jan 1, 2024 to Dec 31, 2025. The Bronx, Queens and Staten Island: Jan 1, 2026 to Dec 31, 2027 (open now). Each window returns six years later. |
| How are conditions classified? | Safe: No repair or maintenance needed, and expected to stay safe for six years. SREM (safe with repairs and/or engineering monitoring): safe now, but needs repairs or maintenance within the next one to six years. Unsafe: Hazardous to people or property. |
| Between inspections? | An annual observation by or under the direct supervision of a QPSI, using your last report's checklist. Checklists stay on site and go in with the next report. |
| If it's Unsafe? | Protect the public immediately and correct it within 90 days of filing. Your QPSI inspects within two weeks of the repairs and files an amended report. |
| If it's SREM? | Correct it in the time your QPSI recommends. An SREM condition still uncorrected at the next inspection must be reported Unsafe, with a one-time $2,000 penalty. |
| Penalties? | Late filing: $1,000 a month. Failure to file: $5,000 a year, starting one year after the window closes. Unsafe not corrected: $1,000 a month. |
Sources: NYC Department of Buildings, Parking Structures (nyc.gov/site/buildings/safety/parking-structure.page); 1 RCNY 103-13; NYC Administrative Code §28-323.
What we deliver
-
Unsafe items first.
We schedule them to meet the 90-day deadline and document them the way DOB asks, in case you need an extension.
-
A garage that keeps working.
We phase the work by zone or level, and parking, ramps and exits stay open wherever it's safe.
-
Water kept out of the slab.
Traffic coatings, joints and drains slow down the next round of corrosion.
Services and capabilities
01 Investigate
- Your QPSI's report and annual checklist, read item by item
- Sounding surveys to mark delaminated concrete
- Repair details worked out with your QPSI and engineer
02 Repair
- Topside concrete repairs on decks and ramps
- Underside concrete repairs to slabs, beams and columns
- Traffic coatings and membranes
- Expansion and control joints replaced
- Post-tension repairs to your engineer's design
- Steel repair and painting (structural steel repairs)
- Drains, curbs, wheel stops and striping
03 Close out
- Photo documentation for your QPSI's amended report
- A coating and joint maintenance plan that lines up with the annual checklist
Signs your garage needs work
- Concrete falling from the ceiling, or chips landing on car roofs
- Rust stains and exposed rebar on the underside of the slab
- Potholes and cracks in the driving surface
- Water dripping through joints onto parked cars
- Traffic coating worn through at the turns and ramps
- Puddles that never drain
Questions about parking garage repairs
Our garage is in Queens. When is the report due?
Garages in the Bronx, Queens and Staten Island file in the window that runs from January 1, 2026 to December 31, 2027. Your QPSI has to file within 60 days of completing the assessment. If you expect repairs, have the assessment done early so there's time to plan them.
Who does the annual observation?
A QPSI, or someone under a QPSI's direct supervision, working from the checklist in your last accepted report. If they find a condition that may be hazardous to the public, they have to notify you and DOB right away.
How long do we have to fix an Unsafe condition?
90 days from filing, and public protection has to go up immediately. DOB can grant extensions of up to 90 days if you apply with documentation, such as the repair contract, your QPSI's time estimate and progress photos. Financial hardship isn't accepted as a reason.
Can the garage stay open during repairs?
Usually, in part. We divide the garage into zones and close one at a time, with temporary routes that keep the ramps and exits open. You'll know ahead of time which spaces close and for how long.
What is a post-tension repair?
Many newer garages are built with post-tensioned slabs: steel tendons run through the concrete and are pulled tight after it hardens. When water and road salt get to a tendon, it can corrode and snap. We expose the tendon, splice or replace it and stress it again, to your engineer's design.
Garages across the boroughs
- Manhattan: Community Districts 1 through 7 filed in 2022 and 2023, and their next window opens January 1, 2028.
- Brooklyn: The window closed December 31, 2025. If your report still isn't filed, late penalties are already running.
- Queens: In the current window, including the Forest Hills co-ops and the towers of Long Island City.
- The Bronx: Riverdale's co-op towers and the large planned complexes are filing now.
- Staten Island: Open parking decks at commercial and medical buildings, also due in this window.
Let's talk about your building
Send us your QPSI's report
We'll go through it item by item and phase the repairs around your parking.
