The Basics: What Local Law 11 Requires
Local Law 11 is the common name for what the NYC Department of Buildings now officially calls the Facade Inspection & Safety Program (FISP). It was originally enacted in 1998 after falling debris incidents caused injuries to pedestrians.
The law requires that every building in New York City taller than six stories must have its exterior walls inspected every five years by a Qualified Exterior Wall Inspector (QEWI) — a licensed professional engineer or registered architect with specific facade experience.
The goal is straightforward: identify unsafe conditions — cracked masonry, deteriorated mortar, loose ornaments, failing lintels — before they create falling hazards. The program currently regulates over 14,000 buildings across all five boroughs.
Who Needs to Comply?
If your building is greater than six stories tall and is located anywhere in New York City, it falls under FISP. This applies to:
- Residential buildings (condos, co-ops, rentals)
- Commercial office buildings
- Mixed-use properties
- Hotels and institutional buildings
The responsibility falls on the building owner — not the tenants, not the management company. Ownership is ultimately liable for compliance and any consequences of non-compliance.
FISP Cycle 10: Current Deadlines
FISP operates on a five-year cycle, and we are currently in Cycle 10. Each cycle is divided into three sub-cycles based on your building's DOB Block Number:
What the Inspection Involves
A FISP inspection is not a quick visual scan from the sidewalk. It requires:
- Visual examination of all exterior walls from the ground and roof
- Close-up examination using scaffold or rope access at intervals no greater than 60 feet along all facades facing a public right-of-way
- Cavity wall probes (new for Cycle 10) for buildings with cavity wall construction
- Detailed documentation with photographs, condition maps, and written narrative
- DOB NOW filing within 60 days of completing the close-up examination
The Three Possible Outcomes
After inspection, your building receives one of three classifications:
SAFE
No hazardous conditions found. File the report and you're done until the next cycle.
SWARMP (Safe With a Repair and Maintenance Program)
Minor conditions exist that aren't immediately dangerous. Repairs must be completed within the filing cycle.
UNSAFE
Immediate hazard detected. DOB must be notified within 24 hours. Protective measures required immediately.
Penalties for Non-Compliance
The DOB does not take non-compliance lightly. Buildings that fail to file their inspection report by the deadline face:
- DOB violations that appear in public records
- Civil penalties of $1,000 to $5,000 per month
- Total penalty exposure of $5,000 to $20,000 or more
- Complications with property sales, refinancing, and insurance
- Direct legal liability if an uninspected facade causes injury
Critically, violations are issued regardless of your facade's actual condition. Even if your building is in perfect shape, failing to file the report on time triggers penalties.
What You Should Do Now
If you own or manage a building over six stories in NYC:
- Confirm your sub-cycle — look up your block number in DOB NOW
- Hire a qualified QEWI — verify credentials and DOB registration
- Start early — the process takes 3-6 months from scheduling through filing
- Budget for it — include inspection costs in your capital planning
- Don't ignore previous cycles — outstanding Cycle 9 violations must be resolved