Parking Garage Repair & Replacement
Cracked columns, spalled slabs, rusted steel and water in the garage are structural problems, and in New York City they are also compliance problems. Altius CM repairs parking structures: concrete and structural repair, slab and ramp work, drainage, and the waterproofing that keeps the repair from coming back. Most of this work starts from a Local Law 126 condition assessment.
What does Local Law 126 require of a parking structure?
Local Law 126 of 2021 created NYC’s Periodic Inspection of Parking Structures (PIPS) program. Owners must have the structure assessed at least once every six years by a NYS-licensed Professional Engineer who is also a Qualified Parking Structure Inspector (QPSI), who files the report with DOB. It’s governed by NYC Construction Codes §28-323 and 1 RCNY §103-13. Source: NYC DOB, Parking Structures.
| Sub-cycle | Community Districts | Filing window |
|---|---|---|
| A | Manhattan CDs 1–7 | Jan 1, 2022 – Dec 31, 2023 |
| B | Manhattan CDs 8–12, all Brooklyn CDs | Jan 1, 2024 – Dec 31, 2025 |
| C | Bronx, Queens, Staten Island | Jan 1, 2026 – Dec 31, 2027 |
The QPSI classifies the structure:
- Safe: no problems, structure in good condition.
- SREM (Safe with Repairs and/or Engineering Monitoring): safe now, but needs repair or monitoring. Failing to correct it carries a one-time $2,000 penalty.
- Unsafe: a defect threatens public safety. The owner must immediately secure the area, repairs are due within 90 days of filing, and an amended report follows within two weeks of completing them.
Our Local Law 126 parking structure guide covers fees, penalties and the one-time initial observation deadline.
What do we repair?
- Cracked, spalled and deteriorated concrete at columns, beams, walls and ceilings
- Partial-depth slab repair, underside and topside
- Crack repair and supplemental reinforcement
- Slab-on-grade repair, garage ramp replacement and driveway entrance concrete
- Rusted steel beam and header repair
- Trench drain replacement, and cleanout and testing of drains and sump pits
- Deteriorated brick masonry inside the structure
- Shoring of utilities and selective demolition to reach the work
Who does what?
The QPSI inspects, classifies and files. Where the repair needs engineering, it’s designed and overseen by the engineer. Altius CM performs the repair: shoring, demolition, concrete and steel work, drainage, and the coordination that lets the engineer confirm the work for the amended filing.
How does a garage repair job run?
- Scope from the report. We price from the QPSI’s findings and the engineer’s repair documents.
- Shoring and protection. Utilities and structure are shored, and the work area is separated from parked cars and pedestrians.
- Demolition and repair. Unsound concrete comes out, reinforcement is treated or supplemented, and the section is rebuilt.
- Drainage and waterproofing. Drains, trench drains and sump pits are cleared or replaced so water stops reaching the structure.
- Closeout. The engineer re-inspects and the amended report is filed.
Our work in this area
- 14 53rd Street (Brooklyn): a completed garage restoration covering concrete encasement and ceiling repair, slab-on-grade repair, rusted steel beam and header repair, masonry repair, drain and sump pit cleanout, and a partial ramp replacement with a new trench drain.
- 330 West 45th Street (Manhattan): structural concrete repair at columns, slabs, beams and walls, with crack repair, utility shoring and selective demolition, engineered under Simpson Gumpertz & Heger (SGH) oversight.
Garages often sit under a plaza or a waterproofed deck. See plaza reconstruction, and emergency repair for an Unsafe finding that can’t wait.
Frequently Asked Questions
Does Altius CM inspect parking structures? No. A QPSI, a licensed Professional Engineer, performs the condition assessment and files the report. We carry out the repairs it calls for.
My garage is in the Bronx. Is my filing window open? Yes. Sub-cycle C, covering the Bronx, Queens and Staten Island, runs January 1, 2026 through December 31, 2027. Confirm your building on DOB’s Parking Structure Inspections Map.
Can the garage stay open during repairs? Often in part, depending on which levels and bays are affected and what shoring is needed. We plan the sequence with the engineer and building management.
Own a parking structure? Read our Local Law 126 inspection guide — filing windows, fees, and what an SREM or Unsafe finding means for repair timelines.
