The continuing return on investment for an office or mixed-use building partly depends on the building’s image and soundness. Does it feel of the moment, well maintained, and have responsive internal systems from communications and HVAC to fire safety? Is the core and shell seamless – both the building envelope and the structural system? And is it energy efficient and secure?

L+M services take care of all of the above and more. We offer collaborative teams of architects and engineers who can see to all aspects of your building. From its image to core and shell rehabilitation to local law compliance. Whatever aspect of building renewal and repositioning needs attention, we see to it because that’s our world – and our personal commitment.

Feasibility Studies

A feasibility study is the essential first step for any project from both a business and design perspective. It outlines the project’s 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 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 structure is only as secure as 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 in 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 tenants. We work with you to make sure that inside and out, from building systems to lobbies to amenities, the structure is positioned to attract the firms you want to rent space. Our design and engineering staff provide expert help in the following areas:
– Façade renewal
– Entrance and lobby redesign
– Corridors and bathroom upgrades
– New amenities such as conference facilities
– Handicap accessibility
– Sidewalk and vault repairs
– Roof, window and door replacements

Tenant Test Fits and Interior Design

We will work with prospective tenants to make sure their needs fit comfortably in the space they’re considering. When possible, we’ll provide a variety of layouts so they make the best use of the space. And once leased, we’ll design the interior so that it reflects the tenant’s operation and image – and does so economically.

Structural Review, Repair and Upgrade

When reviewing the condition of a building’s structure, a visual inspection comes first, 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 uprgrades 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 Audit

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.

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 for repairs.