New inspection requirements for parking structures - by Miguel Lizardo

Starting this year, the DOB will require more thorough and frequent special inspections for parking structures, with deadlines as near as August 1, 2024.

Since establishing the Periodic Inspection for Parking Structures (PIPS) program in 2022, the DOB has been making major strides to improve parking garage safety. Under PIPS, owners of parking structures must hire a qualified professional to conduct comprehensive inspections every six years, as well as periodic inspections that occur in sub-cycles. Unlike the six-year cycle, these deadlines are staggered, and community districts determine whether the property falls into sub-cycle A, B or C.

• Manhattan Community Districts 1, 2, 3, 4, 5, 6, and 7 submitted reports January 1, 2022 - December 31, 2023

• Manhattan Community Districts 8, 9, 10, 11, 12 and Brooklyn Community Districts must submit reports by January 1, 2024 - December 31, 2025

• Bronx, Queens, and Staten Island Community Districts must submit reports by January 1, 2026 - December 31, 2027

However, a new rule will require owners to perform and file one-time initial observation reports on top of the regular inspections. The initial observation requirement applies to Community Districts 8 through 12 in Manhattan, and all Community Districts in Brooklyn, Queens, Staten Island, and the Bronx. Here’s an important thing to note: if you belong to one of these areas and you’ve already submitted your periodic inspection report, this additional inspection won’t be required. One-time initial observation reports are an accelerated safety measure to ensure that all parking structures are on the same page as soon as possible.

Certain parking structures do not require any inspections, and therefore will not be affected by the initial observation requirement. These types of spaces are usually either too small, less trafficked, or simply not open to the public:

• An autobody/automotive repair shop, an automotive showroom, or an automotive service station.

• A garage with occupancy of fewer than three cars.

• Unenclosed and unattached lots.

• Garages serving one- and two-family homes.

The types of parking structures that do require inspections include the following:

• 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.

Inspection reports will be considered late if they aren’t filed after the August 1 deadline, and owners will be fined $1000 for every month they delay the filing. If owners don’t submit the required inspections by the end of the year, they will be required to pay an additional $5000 fee. These significant fees should incentivize owners to avoid disregarding the initial observation, and will quickly improve the safety of parking structures as they transition into a more regular inspection cycle.

To submit an observation report, log into DOB NOW and navigate to the Parking Structures section. The submission form can be found under the “Initial Observation” button. You must have a Parking Structure ID to file the report, so make sure you’re already approved before reaching this point in the inspection process.

If the inspections uncover any unsafe conditions, property owners must finish repairs within 90 days of filing the condition assessment. After these repairs are complete, owners will have two weeks to file an amended report.

Changes like these are necessary to keep NYC buildings safe, but navigating new special inspection requirements can easily become overwhelming. Owners of parking structures should stay alert for updates and start scheduling inspections if they haven’t already, before the end of summer creeps up on us.

If you’re looking for more assistance, feel free to contact Outsource Special Inspections (OSI), a trusted source for special inspections in NYC since 2012. Led by a senior team of knowledgeable, highly qualified professional engineers, OSI performs NYC Department of Buildings-certified inspections across the city every day, covering over 600 clients.

Miguel Lizardo is vice president at Outsource Special Inspections, Inc., New York, NY.