When a family moves into a coop, condo, or multi-family residential building, they are hoping to create a home that lasts. Along with building owners, managers and boards, they want their building to be a sound investment that reflects today’s values and lifestyle. That stays current with the times and offers the security of a sound structure and efficient building systems.

Our full range of design and engineering services provides that assurance. L+M is adept in maintaining and upgrading a building’s physical fabric and systems, overseeing compliance with various local laws and regulations, and refreshing public spaces to reflect contemporary tastes. Consider us a one stop source for all your building’s needs.

Feasibility Studies

A feasibility study is the essential first step for any coop, condo or multi-family residential project from both a business and design perspective. It outlines the scope, requirements, challenges and cost, and lets the client make an informed go/no-go decision. Because of our experience with all types and ages of residential buildings, our review and recommendations are comprehensive. We know what to look for and, when a condition is found, what the implications are. And our cost effective estimate lets you plan ahead.

Building Envelope Review and Repair

A residential building’s security begins with its envelope. To make sure your building’s facade is sound, we first conduct a visual inspection from the ground and then make a meticulous inspection from scaffolding. We are equally expert in masonry and glass and metal facades and the problems that can arise from both.
Once we’ve finished the inspection, we decide on next steps and implement them to bring the envelope back to a seamless whole.

Building Renovations and Repositioning

A building or complex is only as successful as its image. An up-to-date building, regardless of when it was constructed, is much more likely to attract buyers and tenants. We work with you to make sure that inside and out, from building systems to lobbies and amenities, the building is positioned to attract the residents you want for your building. Our design and engineering staff provide expert help in the following areas:

  • Façade upgrades – from needed repairs to a refreshed look
  • Space planning – making the most of public areas
  • Entrances – gracious and secure first impressions
  • Lobbies – welcoming spaces
  • Corridors – handsome and well-lit passageways
  • Amenities – lifestyle enhancements, from gyms to community rooms
  • Roof, window and door replacements – keeping building value intact
  • Roof gardens – relaxing with nature without leaving the building
    Handicap accessibility – public spaces available to all

Structural Review, Repair and Upgrades

The review of a residential building’s structure begins with a visual inspection, followed by a sound analysis, and then probes and bores into the building envelope. If there is damage, structural compromise or failure of any kind, we want to know the extent and the cause of it.

We then come up with a phased program of repairs or upgrades to restore the structure’s integrity without affecting its daily use. So that repairs last the life of the building, we recommend and design a thorough maintenance program.

Mechanical and Plumbing Review, Repair and Upgrades

Because of wear and tear over time, mechanical and plumbing systems will need to be replaced or upgraded. New technology regularly appears that offers significant cost savings; and unexpected challenges arise including the need for resiliency. L+M helps building owners and managers meet all of these demands whether it’s a boiler replacement, a new chiller, or repair of the HVAC or plumbing system.

Electrical Review, Repair and Upgrades

We can assist in numerous ways to assure that your building is energy efficient. They range from energy audits, to updated security and fire safety systems, to overall upgrades and introduction of cogeneration systems. We can also design new lighting programs and augment your current electrical system to meet growing demands for power.

Fire Safety

Saving lives is our first concern in designing fire alarm systems. We synchronize all of the elements – from the alarms themselves to door closures – to assure that when a fire happens, people are safe and the fire’s contained.


We design thorough systems that secure every part of the space for those who use it. Each system is discrete while still offering a visible, reassuring presence.

Energy Audits

If a building wants to reduce its energy footprint and costs, conducting an energy audit and introducing energy efficient fixes offers perfect cost-saving sense. Of course, LL87 requires that every large building perform an energy audit, but L+M Energy takes that assessment several steps further, in both completeness and the delivery of greater savings. The result is up to 40% reduction in energy costs and an up-to-date-energy profile for the building.

Alteration Reviews

As the building’s representative, we review apartment renovation plans prepared by the resident’s designer to make sure they conform to code regulations and the building’s structure and systems.

Building Condition Reports

An overall building assessment consists of a top-to-bottom review of every aspect of your building’s physical condition. We note what repairs and upgrades are needed, and then, keeping in mind your goals for the building, create a realistic schedule, prioritizing those conditions that need attention right away priorities and degree of difficulty, for repairs.


We regularly perform the NYC mandated thorough examinations of residential building façades in accordance with the Façade Inspection & Safety Program. The necessary reports are then submitted to the Department of Buildings. If repairs are required, we can make them in a timely manner in accordance with city regulations.

LL 87

L+M has staff devoted to our clients’ efficient use of energy and that includes energy audits and the retro-commissioning of base building systems in accordance with New York City’s Local Laws 87. We submit an Energy Efficiency Report (EER) electronically to inform the city’s Office of Sustainability of the building’s energy status and measures being taken for better energy performance.