Local Law 126 of 2021 requires owners of parking structures in New York City to hire a Qualified Parking Structure Inspector (QPSI) to inspect the structure and file a condition assessment report with the Department of Buildings at least once every six years. A QPSI is a New York State licensed Professional Engineer who has been designated by DOB.
The requirement covers open and enclosed parking garages, including parking space inside or under a building. It does not cover auto body and repair shops, showrooms or service stations, garages with occupancy of fewer than three cars, unenclosed and unattached lots, or garages serving one- and two-family homes.
BC360 confirms whether Local Law 126 applies to your building, coordinates the QPSI, and tracks the report and any repairs through DOB.
Filing windows are set by community district under 1 RCNY §103-13 and repeat every sixth year. The Cycle 1 windows:
What the report and DOB require:
We confirm the garage is a covered parking structure, find its community district and filing window, and check DOB records.
A DOB-designated Qualified Parking Structure Inspector performs the condition assessment and classifies the structure.
We track the QPSI's report filing in DOB NOW: Safety within 60 days of the completed assessment.
We coordinate repairs, permits, amended reports and SREM follow-ups with the QPSI and licensed contractors.
Our Local Law 126 inspection management may include:
Local Law 126 penalties start once the filing window closes and keep building by the month or the year, from $1,000 per month for a late initial report to $5,000 per year for failing to file.
The classification also sets the clock. An Unsafe rating means immediate public protection and repairs within 90 days, and SREM conditions left unrepaired have to be reported as unsafe in the next cycle. For garages in the Bronx, Queens and Staten Island, the current filing window closes December 31, 2027.
BC360 tracks Local Law 126 next to the building's façade (FISP) cycle and other periodic inspections, so the garage report, repairs and façade work can be planned together where they overlap.
BC360 does not perform engineering work. Condition assessments, classifications and reports come from a licensed Professional Engineer designated as a QPSI. BC360 coordinates the inspector, contractors and filings and keeps every deadline in view.
Start with a BC360 portfolio review. We'll establish each property's compliance position and identify what needs attention.
