Periodic Parking Structures Inspections (LL-126)
What parking garage owners and building managers need to know about Local Law 126 mandatory structural inspections.
Overview
New York City's Local Law 126 (Parking Inspection Program, or PIPS) requires periodic structural inspections of parking garages across the five boroughs. The law was enacted in response to high-profile structural failures in parking structures and is designed to ensure that all garages are safe for continued public use.
FAQ
1. Which structures qualify?
The following are subject to the periodic inspection requirement:
- Buildings, or portions of a building, used for parking or storing motor vehicles — including space inside or under a building
- Open parking garages and enclosed parking garages as defined in the NYC Building Code
Exemptions — the following are NOT required to comply:
- Autobody and automotive repair shops, automotive showrooms, and automotive service stations
- Garages with occupancy of fewer than three cars
- Unenclosed, unattached outdoor parking lots
- Private garages serving one- and two-family homes
2. What needs to be inspected?
An on-site inspection and evaluation of the parking structure for evidence of deterioration of any structural element or building component of the parking structure.
3. Who carries out the inspection and files the report?
A Qualified Parking Structure Inspector (QPSI) must perform the inspection and file the report. A QPSI is a New York State licensed professional engineer who has passed NYC DOB certification.
4. What are the inspection deadlines?
An inspection must take place once every 6 years, during a specific two-year filing window determined by the building's city district. There are three filing windows — sub-cycles A, B, and C.
| Filing Window | City District (CD) | Start Date | End Date |
|---|---|---|---|
| A | Manhattan CDs 1–7 | 1/1/2022 | 12/31/2023 |
| B | Manhattan CDs (remaining) 8–12, and Brooklyn CDs 1–12 | 1/1/2024 | 12/31/2025 |
| C | Bronx, Queens, Staten Island CDs | 1/1/2026 | 12/31/2027 |
5. What are the DOB filing fees?
| Fee Type | Amount |
|---|---|
| Initial Report | $305.00 |
| Amended / Subsequent Report | $85.00 |
| Extension Request | $65.00 |
6. What are the penalties for non-compliance?
| Penalty | Amount |
|---|---|
| Late Filing (Initial Report) | $1,000/month |
| Failure to File | $5,000/month |
| Failure to Correct Unsafe Conditions | $1,000/month |
| Failure to Correct SREM Conditions | $2,000 (one time) |
7. What are the possible report findings?
Upon filing, the QPSI must classify the structure under one of three designations:
- SAFE — No repairs required
- SAFE WITH REPAIRS AND/OR ENGINEERING MONITORING (SREM) — The structure is safe but requires repairs/monitoring or
- UNSAFE — Problems or defects that threaten public safety*
* Important: With an Unsafe classification, the owner must immediately secure public safety by removing the unsafe condition or safeguarding the area. Unsafe conditions must be corrected within 90 days. If 90 days is not feasible, the QPSI may provide a revised timeline, which must be less than one year from the filing date of the report. In all cases, DOB expects ownership to immediately remove unsafe elements or safeguard the area.
