New Jersey’s S-3636: A Quick Guide for Garage Owners & Condo Boards

New Jersey is moving toward statewide, recurring safety inspections for parking structures (Bill S-3636)—a shift that will turn “nice-to-have” maintenance into a scheduled compliance obligation. For property owners and managers of office buildings, condo communities, hospitals, and mixed-use sites, this isn’t just another regulation; it’s a new operating requirement that affects budgets, risk, and day-to-day access.

Why it matters now:

• Compliance clock & budgeting: PE inspections on a fixed cycle mean you’ll need a clear plan—and reserves—for concrete, waterproofing, and structural repairs.
• Risk, liability & insurance: Missed inspections or unresolved defects can trigger violations, closures, and insurance complications.
• Operations & tenant experience: Smart phasing keeps garages open and tenants happy and safe while work proceeds.
• Asset value & financing: Lenders and boards will look for documented condition and remediation plans.

South Shore Construction specializes in façade and parking-garage restoration with live-facility phasing, making us a ready partner to help you prepare, inspect, and remediate efficiently under the new rules.

Why is Trenton looking at parking-garage safety?

Two high-profile collapses have kept structural integrity on lawmakers’ radar: the Surfside condominium disaster (2021), which triggered new reserve-study laws in Florida and New Jersey, and the Lower Manhattan garage failure on April 18 2023 that killed one worker and injured seven. Both events exposed what can go wrong when aging concrete, rebar corrosion and neglected inspections converge.

What does S-3636 actually require?

Introduced on Sept 19, 2024 by Sen. Joseph Cryan, the bill would amend Title 52 to create a state-wide cyclical inspection program for every commercial or multifamily parking structure:

• Initial PE inspection: within 5 years of the law’s effective date.
• Re-inspection cadence: every 5 years thereafter.
• Qualified inspector: a New Jersey–licensed professional engineer with at least five years’ structural-evaluation experience.
• Reporting clock: the PE must deliver a written report to the owner within 30 business days; the owner then has 14 days to file it with the Department of Community Affairs (DCA).
• Enforcement: DCA can order partial or full closure of a garage that fails inspection or misses the filing deadline—no reopening until a “passed” letter is on file.

Who is in the cross-hairs?

• Office-building owners and REITs with podium or stand-alone garages
• Condominium & HOA boards that control structured parking for residents
• Hospital, university and retail operators who monetize visitor parking

Single-family residential garages are exempt, but virtually every income-producing parking deck in the state would land on DCA’s list.

What does it mean for owners right now?

• Budgeting: Engineering fees plus any mandated repairs will become a line item every five years.
• Risk management: Failure to inspect—or to act on a “repair-or-close” order—could void insurance and invite liability claims.
• Timing: As of August 2025 the bill is still in committee, but observers expect a vote in the 2025 lame-duck session. If enacted this winter, the first inspection window would open in 2026, so capital planning needs to start in the upcoming budget cycle.

Why experience matters—and how South Shore Construction fits

Engineering reports are only half the battle; most garages that struggle with spalling decks, corroded steel beams or failed waterproofing will need specialized restoration contractors who can:

1. Stage repairs while the garage stays open—keeping revenue flowing.
2. Source traffic coatings, cathodic protection and post-tension repairs without blowing the five-year reserve plan.
3. Coordinate PE sign-offs so the structure passes re-inspection on the first try.
4. Bring experienced people, the right equipment, and proven repair systems – Our specialists use the correct methods, equipment, and materials to perform repairs the right way—fast and safe.

South Shore Construction has spent more than two decades restoring façades, podium slabs and parking garages across New Jersey and the New York metro area. Our experienced personnel is ready to guide you through your repair project from start to finish.

Bottom line: S-3636 will turn garage maintenance from an optional line item into a statutory obligation. Partnering early with a contractor who already lives and breathes structural repairs—and who understands the inspection workflow—will save time, money and headaches when the five-year clock starts ticking.

Ready to strategize for compliance? Contact South Shore Construction today to schedule a pre-legislation condition assessment and cost forecast.