1. What Is Local Law 11 / FISP?
Local Law 11 is New York City's mandatory facade inspection and safety program, officially renamed the Facade Inspection and Safety Program (FISP) in 1998. It requires every building six stories or taller to undergo a comprehensive exterior wall inspection every five years, conducted by a Qualified Exterior Wall Inspector (QEWI).
The law was originally enacted in 1980 as Local Law 10 after a Barnard College student was killed by falling masonry from a building facade on Broadway. It was strengthened and recodified as Local Law 11 in 1998 to expand coverage and tighten enforcement. The program exists for one reason: to prevent falling debris from injuring or killing pedestrians on New York City streets.
Today, FISP governs approximately 12,500 buildings across all five boroughs. The NYC Department of Buildings (DOB) administers the program and enforces compliance through violations, fines, and mandatory protective measures. For building owners and managers, understanding FISP is not optional. It is a legal obligation with serious financial and safety consequences.
For a deeper explanation of the law's history and foundational concepts, see our complete guide to Local Law 11.
2. Who Needs a Facade Inspection in NYC?
The threshold is straightforward: any building with six or more stories, measured from grade level, must comply with FISP. This applies regardless of the building's use, age, or ownership structure. The following building types are all subject to the law:
- Residential rental buildings (apartments, SROs)
- Condominium and co-op buildings
- Commercial office buildings
- Mixed-use buildings (retail/residential, commercial/residential)
- Hotels and hospitality buildings
- Institutional buildings (hospitals, schools, government offices)
- Industrial and warehouse buildings (if six stories or more)
The critical detail many owners miss: the six-story rule is measured from grade at the front of the building to the roof, not from the lobby or main entrance. A building with a cellar level that appears to be five stories from the street may actually be six stories as measured by DOB, triggering FISP requirements.
Buildings with fewer than six stories are exempt from FISP. However, building owners remain responsible for maintaining their facades in safe condition under the NYC Building Code, regardless of height. If a shorter building has deteriorating masonry or other facade hazards, the DOB can still issue violations and require repairs.
Common Misconception
Many co-op and condo boards assume their managing agent handles FISP compliance automatically. In practice, the board has a fiduciary duty to confirm compliance. If your building misses a filing deadline, the board members can be held personally responsible for resulting fines and liabilities.
3. FISP Cycle 10: Current Deadlines by Borough
FISP operates on five-year inspection cycles. We are currently in Cycle 10, which runs from February 21, 2025, through February 21, 2030. Within each cycle, buildings are divided into four sub-cycles based on the last digit of their tax block number. This staggered system prevents all 12,500+ buildings from filing at once.
Here are the current Cycle 10 deadlines:
| Sub-Cycle | Block Numbers Ending In | Filing Deadline | Status |
|---|---|---|---|
| Sub-Cycle A | 4, 5, 6, or 9 | February 21, 2027 | Approaching |
| Sub-Cycle B | 0 or 7 | February 21, 2028 | Upcoming |
| Sub-Cycle C | 1 or 8 | February 21, 2029 | Upcoming |
| Sub-Cycle D | 2 or 3 | February 21, 2030 | Upcoming |
To find your block number, check your property tax bill or search your address on the NYC DOB Building Information System (BIS). The sub-cycle deadlines apply uniformly across all five boroughs: Manhattan, Brooklyn, Queens, the Bronx, and Staten Island. There are no borough-specific exemptions or extensions.
For a more detailed breakdown of Cycle 10 timelines, read our FISP Cycle 10 deadlines guide.
4. The Facade Inspection Process Step by Step
A FISP inspection is a structured engineering evaluation, not a casual walkthrough. Here is what the process looks like from start to finish:
Hiring a QEWI
The building owner or managing agent engages a Qualified Exterior Wall Inspector. This must be a licensed PE or RA with at least seven years of facade inspection experience. The QEWI will be the professional of record for the entire inspection and report.
Document Review and Planning
Before any physical inspection, the QEWI reviews the building's prior FISP reports, construction drawings, DOB records, and any known violation history. This informs the inspection scope and helps identify areas of previous concern.
Visual Survey from Grade
The inspector conducts a thorough visual examination of all facades from street level and accessible vantage points, using binoculars to identify areas of visible deterioration, cracking, displacement, or staining patterns that suggest underlying problems.
Close-Up / Hands-On Inspection
FISP requires a physical, hands-on examination of representative areas of the facade. This typically requires scaffold, swing stage (suspended scaffold), boom lift, or rope access. The inspector probes mortar joints, sounds masonry for hollow areas, checks anchoring of facade elements, and evaluates structural connections. A minimum percentage of the facade must be physically examined at close range.
Documentation and Photography
Every condition of concern is documented with photographs keyed to facade elevation drawings. The QEWI catalogs the type, severity, and location of each deficiency found during both the visual survey and close-up examination.
Classification and Report
Based on findings, the QEWI classifies each facade wall as Safe, SWARMP (Safe With a Repair and Maintenance Program), or Unsafe. A detailed technical report is prepared with the classification, supporting evidence, photographs, and recommended repairs.
DOB Filing
The QEWI files the inspection report electronically through DOB NOW, the city's online permitting and filing system. The filing includes the building's classification, the QEWI's professional seal and signature, and all supporting documentation.
Repairs and Amended Filing (if needed)
If the building receives a SWARMP or Unsafe classification, repairs must be completed within the required timeframe. Once repairs are done, the QEWI inspects the completed work and files an amended report reclassifying the building as Safe.
5. Facade Inspection Costs in NYC
Cost is typically the first question building owners ask. Here are realistic ranges based on current NYC market rates:
| Service | Typical Cost Range | Key Factors |
|---|---|---|
| Initial FISP inspection + report | $3,000 - $15,000 | Building height, facade complexity, number of elevations |
| Scaffold / swing stage access | $5,000 - $30,000+ | Building height, number of drops, street conditions |
| Minor repairs (repointing, caulking) | $10,000 - $75,000 | Area of facade affected, access requirements |
| Moderate repairs (lintel replacement, brick replacement) | $50,000 - $250,000 | Scope of deterioration, material type, permit requirements |
| Major facade restoration | $200,000 - $1,000,000+ | Full repointing, stone replacement, structural stabilization |
| Sidewalk shed (if required) | $50,000 - $200,000/year | Length of frontage, duration of installation, permit fees |
Several factors influence where your building falls within these ranges. Taller buildings require more elaborate access equipment, which drives up both inspection and repair costs. Buildings with ornate facades, terra cotta detailing, or complex cornices take longer to inspect and are more expensive to repair. Corner buildings with four exposed elevations cost more than mid-block buildings with only one or two street-facing facades.
Location matters too. Manhattan buildings typically face higher costs due to more restrictive street access, DOT permit requirements, and higher labor rates. Buildings on narrow streets where swing stages cannot be deployed may require alternative access methods at premium cost.
For a detailed cost analysis, read our facade inspection cost guide.
6. Safe vs SWARMP vs Unsafe: Understanding Your Classification
Every FISP inspection results in one of three classifications for each facade wall. Understanding these classifications is critical because they dictate your next steps and timeline:
SAFE
No conditions requiring repair were found. The facade is in acceptable condition and does not pose a risk to public safety. No further action is required until the next inspection cycle. This is the best-case outcome and means your building's facade is well-maintained.
SWARMP (Safe With a Repair and Maintenance Program)
Conditions were found that are not immediately dangerous but will deteriorate if left unaddressed. Repairs must be completed and an amended report filed before the end of the current inspection cycle. SWARMP is the most common classification. Typical SWARMP conditions include deteriorated mortar joints, cracked masonry, rusted lintels, and minor spalling. If SWARMP repairs are not completed within the cycle, the classification can escalate to Unsafe.
UNSAFE
A condition exists that poses an immediate threat to public safety. The building owner must take emergency protective measures within 30 days of notification. This typically means installing a sidewalk shed or protective netting, barricading affected areas, and beginning emergency stabilization. Full repairs must be completed as soon as practicable, and the QEWI must file an amended report once the condition is corrected.
A building can have different classifications for different walls. For example, the front facade might be Safe while a side elevation is classified SWARMP. The building's overall status is determined by its worst individual wall classification. If any wall is Unsafe, the entire building is considered Unsafe for FISP purposes.
7. What Happens If You Don't Comply?
The DOB takes FISP non-compliance seriously. Penalties escalate quickly and can become financially devastating:
Monthly Fines
Initial violations for failure to file start at $1,000 per month. After continued non-compliance, fines increase to $5,000 per month. These fines accumulate every month until the report is filed, and they are not waived retroactively once you come into compliance.
Mandatory Sidewalk Sheds
The DOB can require buildings to install protective sidewalk sheds (bridging) at the owner's expense. Installation costs range from $30,000 to $80,000, with ongoing rental and maintenance fees of $50,000 to $200,000+ per year. Many buildings in NYC currently have sheds that have been in place for years due to unresolved FISP issues.
Liability Exposure
If facade debris injures someone and the building is not in FISP compliance, the owner faces significantly increased legal liability. Non-compliance is strong evidence of negligence in personal injury lawsuits. Jury verdicts in NYC falling-debris cases regularly exceed $1 million.
Vacate Orders
In the most severe cases, the DOB can issue a vacate order, requiring all occupants to leave the building until hazardous conditions are corrected. This is rare but not unheard of, particularly for buildings with Unsafe classifications that fail to take corrective action.
The bottom line: A $5,000-$15,000 inspection is a fraction of the cost of non-compliance. A single year of fines plus a sidewalk shed can easily exceed $250,000. There is no financial argument for delaying compliance.
8. How to Choose a Qualified Inspector
Selecting the right QEWI is the most important decision you will make in the FISP process. A thorough inspector protects your building and your investment. A careless one exposes you to liability and unexpected costs down the road.
QEWI Requirements
To serve as a QEWI, an individual must hold an active New York State Professional Engineer (PE) or Registered Architect (RA) license and have a minimum of seven years of relevant experience in facade evaluation, design, or repair. The QEWI personally signs and seals the inspection report, taking professional and legal responsibility for its accuracy.
What to Look For
- Active PE or RA license verifiable through the NY State Education Department
- Documented FISP experience with buildings similar to yours in size and construction type
- Knowledge of current DOB filing procedures and DOB NOW proficiency
- In-house or direct access to repair contractors who can provide remediation estimates alongside the inspection
- Professional liability insurance (errors and omissions coverage)
- Clear communication about scope, timeline, and deliverables
Red Flags to Avoid
- Inspectors who quote without seeing the building or reviewing prior reports
- Prices significantly below market rate (suggests shortcuts in the close-up examination)
- No physical examination plan (visual-only inspections do not satisfy FISP requirements)
- Unable to provide references from recent FISP projects in NYC
- No clear explanation of what happens if the building is classified SWARMP or Unsafe
9. How ARCONDES Handles Your FISP Inspection
At ARCONDES, we treat every FISP inspection as an engineering project, not a paperwork exercise. Our QEWI-certified team and licensed engineers deliver thorough, defensible inspections backed by PE-stamped reports. Here is how we work:
Free Initial Assessment
We start with a no-cost review of your building's FISP history, prior reports, and current DOB status. Before you spend anything, you know exactly where you stand and what the inspection will involve.
Comprehensive Inspection with Close-Up Access
Our inspections always include the required physical, hands-on examination. We coordinate access equipment, sidewalk permits, and building logistics so you do not have to manage contractors you have never worked with.
PE-Stamped Report with Clear Recommendations
Every report is prepared and sealed by our licensed Professional Engineers. We include detailed photographs, condition ratings, prioritized repair recommendations, and cost estimates so you can budget accurately.
DOB Filing and Follow-Through
We handle the complete DOB NOW filing process, including initial reports and amended filings after repairs. You receive confirmation once the filing is accepted, and we monitor for any DOB queries or issues.
Repair Coordination (If Needed)
If your building receives a SWARMP or Unsafe classification, we provide repair specifications and can manage the remediation project from permitting through completion. Our engineering team supervises the work and files the amended report once repairs pass inspection.
We currently serve all five NYC boroughs with a focus on buildings in Manhattan, Brooklyn, and Queens. Whether your building is a 6-story co-op or a 40-story commercial tower, our process scales to the complexity of your facade.
Get Your Free FISP Assessment
Not sure where your building stands with FISP Cycle 10? We will review your compliance status and give you a clear action plan at no cost.
10. Frequently Asked Questions About Local Law 11 Facade Inspections
What is Local Law 11 in NYC?
Local Law 11, now officially known as the Facade Inspection and Safety Program (FISP), is a New York City regulation requiring owners of buildings six stories or taller to have their exterior walls and appurtenances inspected every five years by a Qualified Exterior Wall Inspector (QEWI). The program was enacted after fatal falling-debris incidents and is enforced by the NYC Department of Buildings.
How much does a Local Law 11 facade inspection cost in NYC?
A typical FISP facade inspection in NYC costs between $3,000 and $15,000 for the initial inspection and report filing. The exact cost depends on building height, facade complexity, number of elevations, and access requirements. Scaffold or swing-stage access for close-up examination adds to the cost. Repair costs, if needed, are separate and can range from $10,000 for minor pointing to $500,000+ for full facade restoration.
What happens if I don't comply with Local Law 11?
Non-compliance with FISP triggers escalating penalties. The DOB issues violations starting at $1,000 per month, which increase to $5,000 per month for continued non-compliance. Your building may also be required to install protective sidewalk sheds (bridging) at your expense, which typically costs $50,000 to $200,000 per year to maintain. In severe cases, the DOB can issue vacate orders.
How often do facade inspections need to be done?
Facade inspections under FISP must be completed every five years. NYC divides buildings into four sub-cycles (A through D) based on the last digit of their block number. Each sub-cycle has a specific filing window within the five-year cycle. The current FISP Cycle 10 runs from February 2025 through February 2030.
Who can perform a Local Law 11 facade inspection?
Only a Qualified Exterior Wall Inspector (QEWI) can perform FISP inspections and file reports with the DOB. A QEWI must be a licensed Professional Engineer (PE) or Registered Architect (RA) in New York State with at least seven years of relevant experience in facade evaluation. The QEWI takes personal responsibility for the inspection findings and report accuracy.
What is the difference between Safe, SWARMP, and Unsafe classifications?
Safe means no conditions requiring repair were observed. SWARMP (Safe With a Repair and Maintenance Program) means conditions exist that are not immediately hazardous but require repair within the current cycle to prevent deterioration. Unsafe means conditions pose an immediate risk to public safety and require emergency protective measures within 30 days, with full repairs completed as soon as practicable.
Does my co-op or condo building need a facade inspection?
Yes. All buildings six stories or taller in NYC must comply with FISP regardless of ownership structure. Co-ops, condos, rental buildings, commercial properties, and mixed-use buildings are all subject to the same requirements. The board of directors or managing agent is typically responsible for hiring the QEWI and ensuring compliance.
What does FISP Cycle 10 mean and when is my building's deadline?
FISP Cycle 10 is the current five-year inspection cycle running from February 2025 to February 2030. Your specific deadline depends on your sub-cycle assignment: Sub-Cycle A (block numbers ending in 4, 5, 6, or 9) has a deadline of February 21, 2027. Sub-Cycle B (ending in 0 or 7) is due February 21, 2028. Sub-Cycle C (ending in 1 or 8) is due February 21, 2029. Sub-Cycle D (ending in 2 or 3) is due February 21, 2030.
Can I do facade repairs myself or do I need a licensed contractor?
FISP repairs must be performed by licensed contractors under the supervision of the QEWI who conducted the inspection. DOB permits are required for most facade repair work. The QEWI must verify that repairs meet the specifications outlined in the inspection report and file an amended report once repairs are completed. Building owners cannot perform these repairs themselves.
What building elements are covered by a Local Law 11 inspection?
A FISP inspection covers all exterior walls and appurtenances of the building. This includes brick, stone, terra cotta, and concrete facades; mortar joints; window lintels and sills; balconies and terraces; cornices and copings; parapets; fire escapes; signs and awnings attached to the facade; railings; and any other element attached to or forming part of the exterior wall that could fall and endanger public safety.
Take Action Before Your Deadline
Local Law 11 compliance is not something you can put off until the last minute. QEWI availability tightens as sub-cycle deadlines approach, access equipment lead times increase, and repair contractors book up months in advance. The building owners who start early have the best selection of inspectors, the most time to budget for repairs, and the least stress.
If your building is in Sub-Cycle A, your deadline is less than a year away. If you are in Sub-Cycles B through D, now is the time to get your assessment done while scheduling flexibility exists.
Contact ARCONDES for a free FISP compliance review, or call us directly at 347-613-1717. We will tell you exactly where your building stands and what you need to do next.