NYC parking garage inspection services
PIPS inspections, DOB filings, and garage repairs under Local Law 126
RAND’s in-house Qualified Parking Structure Inspectors (QPSIs) and structural engineers help owners, managing agents, and boards meet NYC’s Periodic Inspection of Parking Structures (PIPS) requirements. We assess your garage, file the DOB report, and help you plan and carry out repairs when needed.
More than 20,000 engineering and architectural projects since 1987
Cycle 1C reports are due December 31, 2027
Own or manage a parking structure in the Bronx, Queens, or Staten Island? Covered structures must have a full PIPS condition assessment report filed with DOB by December 31, 2027.
Get your garage inspection on the calendar
A year can pass quickly when access, testing, and repair planning need to be coordinated. Scheduling early gives you more time to:
PIPS filing deadlines
| Cycle | Location | Report Deadline |
| 1A | Manhattan Community Districts 1 through 7 | December 31, 2023 |
| 1B | Manhattan Community Districts 8 through 12 and all Brooklyn | December 31, 2025 |
| 1C | All Bronx, Queens, and Staten Island | December 31, 2027 |
These are the standard Cycle 1 deadlines. Newer structures and properties with a DOB-approved reassigned filing window may have different deadlines.
Still need to file for Cycle 1A or 1B? Contact RAND to discuss the inspection and filing services needed to address your outstanding report.
Our Parking Structure Services
Inspection planning and access
We review available records and filing history, develop the assessment approach, and coordinate access with building management and the garage operator.
Condition assessments and DOB filings
Our QPSIs inspect the garage, document conditions, explain the findings and classification, and prepare and file the required DOB report.
Annual observations and follow-up
Our QPSIs perform required annual observations using the checklist in your most recent accepted PIPS report and document findings for your records. We also provide monitoring, reassessments, and follow-up DOB filings when needed.
Repair design and contractor administration
When repairs are needed, our structural engineers develop drawings and specifications, help solicit and evaluate contractor bids, and provide construction administration and site visits.
Why choose RAND
Structural engineering expertise.
Our QPSIs draw on in-house expertise in concrete, steel, waterproofing, and repair design to help you understand conditions and make informed repair decisions.
Planning around garage operations.
We consider access, parking needs, and opportunities to phase repairs as the scope and conditions allow.
Coordination across your building.
Our engineering and architecture teams can coordinate garage repairs with plaza waterproofing, drainage, facade work, and other capital improvements.
A proven track record in repair administration.
For nearly 40 years, RAND has successfully administered hundreds of building repair programs. We bring that experience to planning repairs, coordinating with contractors, and helping owners make informed decisions throughout construction.
Already have an SREM or Unsafe report?
RAND can help with repair design, contractor bidding, construction administration, monitoring, and required follow-up assessments and filings, including for reports prepared by another firm.
SREM means Safe with Repairs and/or Engineering Monitoring. Repair dates and reassessment deadlines are separate requirements. We can review your report and discuss the work and timing required, even if repairs have already been completed.
Unsafe conditions require immediate action to protect the public and notify DOB.
Featured Garage Repair Projects
RAND surveyed this three-level, 546-space cooperative garage and developed a concrete repair and coating program. Work was planned in eight phases to keep the garage operating during repairs.
RAND designed and administered repairs to this cooperative’s two-level garage, addressing deteriorated concrete, reinforcing steel, slab cracks, and ramp coatings.
RAND designed and administered a structural repair and waterproofing program, with work phased so the vehicle rental facility could continue operating during construction.
Parking garage inspection FAQs
PIPS covers many open and enclosed parking garages, including parking areas inside or beneath buildings. Exemptions include garages serving one- and two-family homes, garages that accommodate fewer than three cars, and unenclosed, unattached parking lots. Send us the property address if you are unsure whether the requirements apply.
A QPSI reviews available records and performs visual and physical examinations. Additional probes or testing may be needed. The report documents conditions, assigns a Safe, SREM, or Unsafe classification, and identifies required follow-up. It must be filed within 60 days of the final inspection and within the applicable filing window.
The fee depends on the garage’s size, construction, condition, access, available records, and testing needs. Send us the property address and information about the garage to request a proposal for the inspection and DOB filing.
No. The one-time Initial Observation Report is separate from the full PIPS condition assessment and compliance report. Covered structures still need the full report filed by their applicable deadline.
For initial reports, late filing carries a $1,000 monthly penalty after the filing window ends. An additional $5,000 annual failure-to-file penalty begins one year after the end of the applicable filing window. Other penalties may apply to unresolved conditions or missed follow-up requirements.
Have more questions about PIPS requirements, report classifications,
or filing penalties? Read our PIPS Fact Sheet.
Request a PIPS proposal
Tell us the property address and whether you need an inspection, help with an outstanding filing, or services for an existing report. Our team will discuss your needs and prepare a proposal.
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