Kicking off the weekend vibes with a photo of Rufis, our four-legged explorer, soaking in the NYC skyline like a true local 🐕✨ There’s something about dogs and architecture that just works, right?

While Rufis was busy stealing the show in front of some iconic buildings, Marley and Marcelo were absolutely crushing it at work today — showing up with fresh ideas, smart problem-solving, and that kind of energy that makes Fridays feel like a win.

It’s moments like these — mixing a little personal joy with professional pride — that make us grateful for the people (and pups) in our life.

📸🐶💼 #FurryFriday #NYCMoments #Teamwork #DogsofLinkedIn #Gratitude #propertymanagers #buildingownwers #MaytaSebastianArchitecture #womeninconstruction #nyc #architecture #nycarchitects #HistoricRestoration #PreservingThePast #team

Mayta + Sebastian Architecture recently conducted a forensic investigation of a single-level underground parking garage located within a residential complex. The structural system consists of concrete-encased steel beams and columns, masonry brick and concrete walls, and a slab on grade.

During the investigation, cracks were identified on several concrete-encased steel beams. Probes revealed that the cracks extended through the concrete and aligned with the bottom flange of the steel, indicating possible long-term stress or corrosion.

The perimeter masonry brick and concrete walls exhibited structural cracks, and sounding confirmed that water infiltration had contributed to the bowing of the brickwork. These conditions compromised the wall’s load-bearing capacity.

The concrete slab on grade displayed several visible cracks. Upon sounding the slab, multiple hollow areas were detected surrounding the cracks, suggesting potential soil settlement beneath, likely due to water infiltration.

Additional probing revealed a deteriorated steel lintel beam above the main garage entrance, with visible section loss. The masonry wall above showed a slight lateral tilt, adding to the structural concern.

Lastly, a drain line assessment was conducted. Probing and scanning determined that the drainage system was not functioning properly—existing pipes were clogged and deteriorated, exacerbating moisture-related damage.

These findings underscore the importance of regular structural assessments, especially in environments vulnerable to moisture and soil movement. Early detection and repair planning are essential to preserving safety and structural longevity.

As of January 1, 2022, Local Law 126 of 2021 (Article 323) requires inspections of parking structures across all five boroughs. Enforced by the NYC Department of Buildings (DOB), this law aims to ensure structural safety and proactive maintenance in garages and parking facilities. Here’s everything building owners must know:

1.  Who Needs to Comply?

All buildings or portions of buildings used for parking or storing motor vehicles must comply. This includes:

• Enclosed or open (unenclosed) parking garages
• Parking decks or rooftop parking areas
• Any structured parking facility

Note: Unenclosed, unattached surface parking lots (i.e., open-air lots without any structure or canopy) are not subject to Local Law 126.

2.  What Kind of Inspection Is Required?

• Owners must hire a Qualified Parking Structure Inspector (QPSI), a licensed professional engineer registered with NYS to inspect parking structures.
• The inspection must take place at least once every six years. However, it is broken into two-year community-district inspection cycles, meaning some garages undergo inspections more frequently depending on the borough.

3.  How & When to File Reports

• After inspection, the QPSI must submit a written Condition Assessment Report via DOB NOW: Safety within 60 days of completing the survey, and no later than six years since the last filing.
• The DOB’s Parking Safety Unit (PSU) reviews all submitted reports on a six-year cycle and selects certain facilities for follow-up inspection to confirm compliance.

4.  Handling Unsafe Conditions

If the report identifies unsafe conditions:

1. Immediate Safety Measures

The owner must immediately remove hazards or barricade the area.

2. Repairs Within 90 Days

All unsafe conditions must be repaired within 90 days from the time the initial report is  filed.

3. Submit Amended Report

Within two weeks of completing repairs, an amended Condition Assessment Report must be submitted via DOB NOW.

5.  Filling & Filing Via DOB NOW

• All filings, initial reports, updates, and amendments, must be submitted through DOB NOW: Safety.
• The portal also allows owners to view filing status, milestone emails, and payment of necessary fees.

6.  Why Local Law 126 Matters

• It improves safety by identifying structural hazards early, before they cause harm.
• It encourages ongoing accountability, with regular reporting and potential follow-up review by DOB.
• It helps owners avoid costly violations or potential liability stemming from neglected parking structures.

7.  What You Should Do Now

• Check your inspection cycle date, know when your last report was filed to avoid delays.
• Hire a NYS license‐qualified QPSI well before the file‑due date.
• Use DOB NOW: Safety, it’s essential for seamless submission and record-keeping.
• Act quickly if issues are found, repair within 90 days and report updates within 14 days.
• Document everything, keeping clean records can protect you in case of a PSU review.

In summary, Local Law 126 strengthens safety for everyone who uses NYC parking structures. For owners, it means proactive inspections, timely filings, and swift action on hazards. Following the law builds public trust, enhances safety, and shields you from possible penalties, making it a critical investment in your property’s future.

Rethinking Pedestrian Protection in NYC

New York City’s skyline is ever-evolving, and with construction comes the need to ensure pedestrian safety. Traditionally, sidewalk sheds have been the go-to solution, but their prolonged presence has raised concerns about aesthetics, accessibility, and community impact.

Recognizing these challenges, the NYC Department of Buildings (DOB) is actively exploring and implementing alternatives that maintain safety without compromising the city’s vibrancy.

Containment Netting: A Viable Alternative

In certain scenarios, containment netting serves as an effective substitute for traditional sidewalk sheds. This system involves installing dual-layer netting—comprising structural netting lined with debris netting—directly onto building facades. It is particularly suitable for:

• Areas without public access or adjacent exposures where façade work is occurring
• Buildings with unsafe exterior wall conditions, such as loose masonry or deteriorating cornices

The DOB has outlined specific criteria for the use of containment netting:

• Design Requirements: Each installation must be site-specific and designed to withstand anticipated loads, including wind and potential debris impact.
• Material Specifications: Netting materials should be flame-retardant and comply with safety standards.
• Approval Process: Since containment netting is not a code-prescribed solution, its use requires DOB review and approval as an alternative material.

Cantilevered Platforms: Minimizing Sidewalk Disruption

Another innovative approach is the use of cantilevered platforms, which provide overhead protection without occupying sidewalk space. These structures extend from the building façade, ensuring pedestrian safety while preserving sidewalk accessibility. Key considerations include:

• Design Approval: Cantilevered platforms must receive DOB approval and meet specific design criteria to ensure structural integrity and safety.
• Usage Conditions: Suitable for certain construction activities where traditional sidewalk sheds may not be feasible or desirable.

Enhancing Aesthetics: New Design Initiatives

The DOB is committed to improving the visual impact of pedestrian protection structures. Initiatives include:

• Expanded Color Palette: Allowing sidewalk sheds to be painted in metallic gray, white, or colors matching the building façade, moving beyond the traditional hunter green.
• Increased Lighting: Doubling the required lighting under sidewalk sheds to 90 lumens per watt and mandating the use of LED lights to enhance visibility and safety.
• Design Competitions: Collaborating with architectural firms to develop new, aesthetically pleasing designs for sidewalk sheds and pedestrian protection

These efforts aim to balance safety with the city’s architectural integrity and pedestrian experience.

Looking Ahead: DOB’s Commitment to Innovation

The DOB is actively studying and recommending new sidewalk shed designs, with a report due to the City Council by September 30, 2025. This study will consider improvements that enhance the pedestrian experience without compromising safety.

For ongoing updates and resources, visit the DOB’s Sidewalk Sheds page.

Our journey began in 2018 with a big dream and a deep inspiration rooted in family. Founded by Hannah Sebastian De Mayta and Raul Mayta, RA – QEWI, we’ve grown through #dedication, #creativity, and #purpose.

Today, our work spans two offices — one in New York and another in Lima, Peru where we specialize in #restoration projects that blend history with #technology.We’re using innovative tools to preserve and reimagine spaces with care.

Our ongoing challenge and commitment? To keep creating architecture with purpose — architecture that serves communities, honors stories, and builds a better future hand in hand with our collaborators and clients.

#ArquitecturaConProposito #ArchitectureWithPurpose #MaytaSebastianArchitecture #Innovation #SocialImpact #HistoricRestoration #PreservingThePast #BuildingRevival #InnovationInRestoration #BIMConsulting #AECIndustry #NewTechnologies #Efficiency #laserscantobim #architecture #engineering #NYCBuildingManagement #team #bimtechnology #hiring #building #workhardplayhard #dreamteam #bim #buildingowners #propertymanagers #propertyowners #bimmodeling #nycarchitecture #nycarchitects #womeninconstruction

At Mayta + Sebastian, we believe restoration work is more than just reconstruction—it’s a precise act of stewardship. Our recent project on Convent Avenue in Manhattan exemplifies how careful craftsmanship and thorough documentation come together to preserve the historic fabric of a building.

📸 As part of our scope, we’re replacing damaged terracotta coping units along the parapet, and every phase has been carefully recorded by our project team—from field conditions to final installation.

Key steps in the restoration process include:

🔹 Verification of Rebar Conditions
Before anchoring new units, the team confirmed the diameter and embedment depth of the reinforcing steel to ensure compatibility with original construction and structural integrity. 

🔹 Precision Anchoring with Hilti Products
Using a Hilti epoxy system and a rotary hammer drill, threaded rods were installed into the masonry substrate. This allows us to securely fasten the new terracotta units with confidence. 

🔹 Application of SpecMix Mortar
We selected SpecMix mortar, chosen for its compatibility with historic masonry and its balanced compressive strength—ideal for above-grade applications. 🔹 Sealant Protection for Long-Term Performance
Once set, joints and penetrations are sealed with sealant, providing elasticity and UV/weather resistance to endure New York City’s variable climate. 

👷🏽‍♂️ Every replacement unit was pre-drilled, dry-fit, and aligned on-site before being lowered into place—ensuring both performance and authenticity in restoration.

💬 As architects and facade specialists, we view materials like terracotta not just as finishes, but as historic artifacts that reflect a building’s identity. Replacing them is a privilege—and a responsibility.

#FacadeRestoration #TerracottaRepair #SteelReinforcement #SiteDocumentation #HistoricPreservation #NYCArchitecture #propertymanagers #buildingownwers #womeninconstruction

If you’ve walked the streets of New York City, you’ve seen them: the steel-and-wood sidewalk sheds covering blocks and obscuring light. Designed to protect pedestrians during facade work, these sheds have become a permanent part of the city’s landscape. But that’s about to change.

The NYC Department of Buildings (DOB) has announced major reforms to Local Law 11 (FISP) and sidewalk shed requirements. These changes will impact building owners, contractors, and restoration firms across the city.

What’s Changing

1. Shorter Shed Durations

Sheds must now be removed within 90 days of facade repairs being completed. If more time is needed, a special DOB request must be submitted along with a clear work schedule.

2. Minimum Height Requirement

• Current Code: As per NYC Building Code §3307.6.4.1, sidewalk sheds must provide a minimum vertical clearance of 8 feet from the walking surface to the lowest part of the shed.
• Proposed Update: Introduction 391-2024 proposes increasing the minimum height to 12 feet to enhance pedestrian experience and reduce the tunnel-like effect of sheds.

3. Color Standards

• Proposed Update: The same bill suggests allowing sidewalk sheds to be painted in colors that better blend with their surroundings, moving away from the traditional green or blue hues.

4. Lighting Requirements

• Current Code: Sidewalk sheds must be illuminated to ensure pedestrian safety. The lighting should provide a minimum of 1 foot-candle (10.76 lux) at the walking surface.

5. Artwork and Aesthetic Enhancements

• Current Code: According to NYC Building Code §3307.11.5.1, approved artwork can be displayed on sidewalk sheds, provided it is printed on lightweight, solid material and does not extend above or below the shed parapet.

6. Required Alternatives to Sheds

DOB is pushing for safer and more visually acceptable alternatives in many cases, such as:

• Netting systems
• Overhead protection integrated into scaffolding
• Transparent or decorative fencing
• Cantilevered Covers and Lightweight Materials

7. Stricter Penalties for Non-Compliance

DOB will now issue higher fines and perform more inspections for buildings that keep sidewalk sheds up too long or fail to follow new requirements.

Why This Matters for Restoration Firms

For firms specializing in facade work, these changes affect how you plan and execute projects:

• Planning: Projects must now be more tightly scheduled and coordinated to avoid penalties.
• Design: Shed alternatives may need to match the building’s design, especially for landmark properties.
• Execution: Delays can now result in significant financial consequences and DOB

scrutiny.

At M+S, we’re updating our internal processes to help clients comply with these rules while maintaining the highest quality of restoration work.

How We’re Helping

We’re creating clear visuals and diagrams—like the GIF shown above—to help clients and teams understand the new rules. These include filing checklists, visual safety plans, and DOB-compliant diagrams. The goal is to stay ahead of the changes and avoid violations or delays.

If you’re a facade contractor, engineer, or building owner in NYC, now is the time to update your project strategies and make sure your team is trained on the new requirements.

Need Help Navigating the Rule Changes?

Reach out to M+S by emailing info@maytasebastian.com to request a visual breakdown or schedule a consultation. We’ll continue sharing resources to help you adapt as the changes take effect citywide..

The Façade Inspection & Safety Program (FISP), formerly known as Local Law 11, mandates that owners of buildings taller than six stories in New York City have their exterior walls and appurtenances inspected every five years. A critical component of this program is the timely repair of any unsafe conditions identified during these inspections.

What is the 3-Month Deadline?

Upon identifying unsafe conditions in a building’s façade, the property owner is required to

address and correct these issues within 90 days of filing the technical façade report. This

timeframe is crucial to ensure public safety and compliance with the Department of Buildings

(DOB) regulations.

Steps to Ensure Compliance

1. Immediate Action:

Once unsafe conditions are identified, promptly initiate repair work to address these issues within the stipulated 90-day period.

2. Amended Report Submission:

After completing the necessary repairs, an amended technical façade report must be filed within two weeks. This report should confirm that all unsafe conditions have been corrected and the building’s façade is now safe.

3. Use of DOB NOW: Safety:

All filings, including initial and amended reports, must be submitted electronically

through the DOB NOW: Safety portal.

Need More Time?

If unforeseen circumstances prevent the completion of repairs within the 90-day window,

property owners can request an extension.

To do so, a FISP1 (Initial Extension of Time Request) must be submitted electronically

through DOB NOW: Safety. It’s essential to provide valid reasons for the delay and outline a clear plan for completing the repairs.

Consequences of Non-Compliance

Failing to address unsafe conditions within the designated timeframe can lead to significant

penalties:

• Late Filing of Initial Report: $1,000 per month
• Failure to File Initial Report: $5,000 per year
• Failure to Correct Unsafe Conditions: $1,000 per month
• Failure to Correct SWARMP Conditions: $2,000

These penalties underscore the importance of adhering to the FISP timelines to ensure both public safety and regulatory compliance.

Additional Resources

• Qualified Exterior Wall Inspectors (QEWI):

Only a QEWI can perform the required inspections and file reports. Ensure your inspector is registered and approved by the DOB.

• Public Safety Measures:

If immediate repairs aren’t feasible, implement safety measures like sidewalk sheds or fencing to protect the public until repairs are completed.

• Stay Informed:

Regularly check the DOB’s official website for updates, resources, and detailed guidelines related to FISP.

By understanding and adhering to the FISP 3-month deadline, building owners play a pivotal role in maintaining the safety and integrity of New York City’s architectural landscape.

Proactive compliance not only safeguards the public but also helps avoid costly penalties and legal complications.

When Mayta + Sebastian Architecture was hired for a routine FISP (Façade Inspection Safety Program) review, we expected to find localized masonry deterioration—common in aging NYC facades. Our initial assessment identified areas of concern at the building’s corners and water table, where prolonged exposure to the elements had taken its toll.

However, once demolition of the outer face brick began, a far more serious structural issue emerged. Years of water infiltration through damaged masonry had led to extensive corrosion and delamination of the underlying steel structure—a dangerous condition that had remained hidden behind the façade.

🚨 Why Does This Happen?
🔹 Water Infiltration: Cracked masonry allows moisture to seep in, corroding embedded steel.
🔹 Hidden Structural Decay: Damage progresses unseen until it compromises load-bearing capacity.
🔹 Delayed Repairs = Bigger Problems: What begins as localized deterioration can escalate into major structural hazards.
💡 Our Response:
Our team quickly mobilized, designing reinforcement solutions to stabilize the damaged steel while keeping repairs on schedule. We remain on-site, closely monitoring structural members as the restoration continues, ensuring timely interventions that prevent further escalation.

✅ Key Takeaway for Building Owners & Property Managers:
A routine FISP inspection can reveal early warning signs, but unseen structural damage can lurk behind aging facades. Proactive investigation and expert-led repair strategies are essential to preserving safety and preventing costly emergencies.

📩 Have a building due for a FISP review? Let’s ensure it stands strong for decades to come.

#FacadeRestoration #FISP #BuildingSafety #HistoricPreservation #StructuralEngineering #SteelCorrosion #MasonryRestoration #NYCArchitecture #BuildingRestoration #PropertyManagement #ArchitecturalConservation #Buildingownwers #engineering #restorationtechnology #engineeringhistory #historicfacades

Adaptive reuse isn’t always about grand historic buildings—it’s about seeing potential where others see limitations. In today’s project, we were tasked with evaluating a sponsor-owned apartment in a residential building after its longtime tenant, an elderly resident, passed away. The unit had been left in a severely neglected state, filled with years of accumulated belongings. Rather than simply restoring it as another rental, the building ownership saw an opportunity to enhance the property’s amenities by converting the space into a fitness center for residents.

At Mayta + Sebastian Architecture DPC, we led the transformation by analyzing multiple potential units to determine the best one for conversion. Our team carefully assessed layout feasibility, HVAC and exhaust system upgrades required for a gym, and the overall impact on the building’s infrastructure.

Our Approach:
🔹 Strategic Space Planning – We compared two available units to determine which was best suited for conversion into a gym while preserving the other for rental or resale.
🔹 Systems Upgrades – A key challenge was adapting residential HVAC and exhaust systems to meet the ventilation and climate control needs of a gym environment.
🔹 Full-Service Design – From lighting and finishes to space layout and branding, we designed an open, inviting gym featuring a dedicated yoga room, cardio area, and strength training zone.
🔹 Seamless Execution – As the building’s architects, we provided comprehensive documentation and coordination to ensure a smooth renovation process.

This project is a testament to how adaptive reuse can enhance community spaces in meaningful ways. By converting an underutilized unit into a wellness-focused amenity, the building now offers residents a modern, purpose-driven space that adds long-term value.

#AdaptiveReuse #FitnessDesign #BuildingRenovation #ArchitectureInAction #MaytaSebastianArchitecture #BuildingUpgrades #ResidentAmenities #propertymanagers #buildingowners