Inspection Requirements for Parking Structures Under Local Law 126
Local Law 126 has introduced rigorous inspection requirements for parking structures in New York City.
Local Law 126 has introduced rigorous inspection requirements for parking structures in New York City.
As a property owner or manager, understanding these requirements is crucial for maintaining compliance and ensuring the safety of your parking facility.
This guide will walk you through all the aspects of the inspection process.
Initial Observation by a Qualified Parking Structure Inspector (QPSI)
A Qualified Parking Structure Inspector (QPSI) is a New York State licensed professional engineer who has been certified by the Department of Buildings (DOB) to conduct parking structure inspections.
They must have at least three years of relevant experience in parking structures.
The QPSI’s responsibilities include:
- conducting thorough inspections of parking structures
- assessing the condition of structural elements and appurtenances
- preparing and filing detailed reports with the DOB
- classifying the structure’s condition (Safe, SREM, or Unsafe)
- creating annual observation checklists for ongoing monitoring
Document Review Requirements
Before the physical inspection, the QPSI must review all available relevant documents, including:
- previous inspection reports
- structural design drawings
- repair and maintenance records
- any existing violations or DOB orders
- FISP reports (if applicable)
This document review provides essential context for the inspection, helping the QPSI understand the structure’s history, previous issues, and any ongoing concerns that require special attention during the assessment.
For more information on how these inspections contribute to overall garage safety, check out our article “How Local Law 126 Improves Parking Garage Safety.”
Visual Inspection Process
The visual inspection is a comprehensive examination of all visible surfaces of the parking structure. It includes:
- structural elements (beams, columns, slabs, walls)
- waterproofing systems
- drainage systems
- expansion joints
- wearing surfaces
- protective coatings
- signage and pavement markings
- lighting systems
- fire protection systems
- ventilation systems
The QPSI will use tools such as high-powered binoculars and high-resolution cameras to examine areas that are not easily accessible. They will document any visible signs of deterioration, such as:
- cracks in concrete or steel elements
- corrosion of reinforcing steel
- spalling or delamination of concrete
- water infiltration or staining
- deterioration of expansion joints
- wear and tear on driving surfaces
Physical Examination Details
The physical examination is a hands-on assessment of the parking structure’s condition. Local Law 126 requires that at least 10% of each type of structural element (e.g., beams, columns, slabs) must undergo physical examination, with a focus on areas showing signs of deterioration.
This examination may include:
- Sounding: Using a hammer or chain drag to identify areas of delamination or hollow spots in concrete.
- Core sampling: Extracting small cylindrical samples of concrete for laboratory testing to determine strength and composition.
- Carbonation testing: Assessing the depth of carbonation in concrete, which can lead to reinforcement corrosion.
- Chloride content testing: Measuring chloride levels in concrete, which can indicate potential for corrosion.
- Ground Penetrating Radar (GPR): Non-destructive scanning to locate reinforcing steel and identify potential voids or delaminations.
- Half-cell potential measurements: Evaluating the likelihood of active corrosion in reinforcing steel.
- Crack width measurements: Documenting the size and extent of visible cracks.
- Load testing: In some cases, applying controlled loads to assess structural capacity.
Annual Observation Checklist
As part of the inspection process, the QPSI must create an annual observation checklist tailored to your specific parking structure.
This checklist outlines items that should be regularly monitored between formal inspections. It typically includes:
- visual checks for new cracks or expansion of existing ones
- monitoring of known problem areas
- checks for water infiltration or drainage issues
- examination of expansion joints and sealants
- assessment of wearing surface condition
- inspection of lighting and signage
Report Filing Requirements
After completing the inspection, the QPSI must prepare and file a comprehensive report with the DOB within 60 days. This report must include:
- detailed descriptions of all observed conditions
- classification of the structure as Safe, SREM, or Unsafe
- photographs and diagrams illustrating findings
- recommendations for repairs or further monitoring
- timeframes for addressing any SREM or Unsafe conditions
The report must be filed electronically through the DOB NOW system.
For a detailed breakdown of potential fines and strategies to avoid them, be sure to read our article “Avoiding Fines: Local Law 126 Compliance for Parking.”
FAQ
What is the deadline for filing the inspection and report with the DOB?
The report must be filed with the NYC DOB by August 1 of the year following the completion of the inspection cycle.
What are the consequences if issues are found during the inspection?
If issues are identified during the inspection, they must be corrected within 90 days, and a follow-up report must be filed to confirm that the corrections have been made.
What happens if the parking structure has not been maintained properly?
If a parking structure is found to be in poor condition or not maintained properly, the owner may be required to take immediate action to address the issues and file an amended report with the DOB.
