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NYC's Facade Inspection & Safety Program (FISP), commonly known as Local Law 11, requires building owners to arrange facade inspections, ensure reports are filed and address the conditions identified. Three professionals may be involved: the inspector, the design professional and the contractor.
This guide explains who does what, how condition classifications affect your next steps and which deadlines owners need to track.
Need facade repairs in Brooklyn? Visit Local Law 11 Brooklyn's contractor page or explore our facade repair services.
FISP generally applies to New York City buildings taller than six stories. Owners must arrange inspections, ensure reports are filed and address conditions requiring repairs. For co-ops and condominiums, the board typically oversees the process with help from the managing agent.
The legal responsibility remains with the owner. Most shorter buildings, including many brownstones, fall outside routine FISP inspection requirements. However, DOB can still act on dangerous exterior conditions at smaller properties.
Each professional has a distinct role, even when one firm provides multiple services.
A Qualified Exterior Wall Inspector is a New York State-licensed Professional Engineer (PE) or Registered Architect (RA) who meets DOB's qualification requirements. The QEWI examines the facade, classifies its condition and files the technical report. After repairs, the QEWI evaluates the work and submits the required amended report.
Ask: Who is your QEWI, and what deadlines appear on the report?
A PE or RA may prepare repair designs, specifications and construction details or oversee the work. The QEWI may also perform these services, but the roles are not automatically interchangeable.
Ask: Who will develop the repair scope if the building needs significant masonry, lintel or parapet work?
The contractor completes the physical repairs, which may include masonry restoration, lintel replacement, parapet repairs and waterproofing. Our team coordinates construction with the building's QEWI and provides relevant records, including photographs, invoices and repair documentation.
Remember: The QEWI evaluates the facade and handles technical filing. The contractor performs the agreed repairs.
Your report's classification determines what action is needed. Always check the specific findings and dates rather than relying on the label alone.
The QEWI found no conditions requiring a repair classification at the time of inspection. The owner must still ensure the report is filed. Routine maintenance remains important because deterioration can develop between cycles.
SWARMP means Safe With a Repair and Maintenance Program. The condition is not classified as Unsafe, but repairs are required within the applicable timeframe.
Unresolved conditions carried into a subsequent cycle can be classified as Unsafe under DOB rules. Obtain an estimate, schedule the work and track the completion date in your report.
An Unsafe classification indicates a condition presenting a safety hazard. Required public protection must be arranged promptly, and DOB reporting and repair requirements apply.
Repairs generally must be completed within 90 days of filing the Unsafe report. If more time is needed, the QEWI must submit the appropriate extension request within the permitted timeframe. After repairs, the amended report must be filed within two weeks.
Contact your QEWI and a qualified contractor promptly. Our sidewalk shed and scaffolding service covers access and protection arrangements for applicable projects.
Track the initial filing deadline separately from repair completion dates. Missing either can create additional costs.
Cycle 10 covers the 2025–2030 inspection cycle. The sub-cycle depends on the last digit of the building's tax block number.
| Sub-cycle | Block Number Ends In | Filing Window |
|---|---|---|
| 10A | 4, 5, 6 or 9 | Feb 21, 2025 – Feb 21, 2027 |
| 10B | 0, 7 or 8 | Feb 21, 2026 – Feb 21, 2028 |
| 10C | 1, 2 or 3 | Feb 21, 2027 – Feb 21, 2029 |
Confirm your building's filing status and applicable window through DOB's official resources. Outstanding violations or previous reports may affect what needs attention now.
DOB lists a late initial filing penalty of $1,000 per month and a $5,000 annual penalty for failure to file after the filing window ends.
Additional penalties may apply to unresolved conditions. Check the official DOB fees and penalties page for current amounts and the rules applicable to your property.
Technical reports are submitted electronically through DOB NOW: Safety. Owners must complete the required authorization and consent steps, while the QEWI handles the technical filing.
Sending a report to your managing agent or receiving a contractor's invoice does not confirm that DOB filing requirements are complete. Check the filing status in the city's system.
Inspection, estimates, board approval, design, access equipment and construction all take time. Start early enough to compare scopes and arrange funding.
For SWARMP findings, record the required completion date. For Unsafe conditions, act immediately rather than waiting for a routine board meeting.
FISP requirements can change through new rules, code updates and proposals for future cycles. Owners should distinguish enacted requirements from ideas still under discussion.
Before budgeting around a proposed change, confirm whether DOB has issued a final rule. Follow updates through DOB and your QEWI, and consult our guide to proposed FISP changes for 2030 for details.
Boards may need to approve funding, use reserves or arrange a special assessment before major repairs begin. Managing agents often coordinate inspections and estimates.
Request a written scope that identifies reported conditions, proposed repairs, access needs and the expected schedule. See our Brooklyn contractor guide.
Exterior work on designated properties may require Landmarks Preservation Commission review. Requirements depend on the designation and proposed work, affecting materials and scheduling.
Check the property's status early. Learn about landmark-sensitive repairs and our stone restoration service.
Pre-war masonry often presents mortar, lintel and parapet issues. Waterfront towers may need balcony, joint waterproofing or corrosion repairs. Industrial lofts can have deteriorated masonry around large steel-framed openings.
Use the QEWI's findings to determine the scope rather than relying on assumptions based on neighborhood or building age.
The QEWI examines the facade and files the technical report. An engineer or architect may design and oversee repairs. The contractor performs the construction work.
Arrange required public protection promptly, follow DOB requirements and complete repairs within the applicable deadline. The QEWI handles the amended report. Confirm exact dates with your inspector.
Duration depends on the damage, access and approvals. The report's completion date is the key deadline. Ask your QEWI to confirm it and obtain an estimate early.
DOB lists $1,000 per month for late initial filing and $5,000 annually for failure to file after the window closes. Additional penalties may apply.
Keep photographs, invoices, and records of completed work. Give them to the QEWI for review and the required amended filing. Check the report's status with DOB.
An extension may be available for qualifying Unsafe conditions, but approval is not automatic. Contact your QEWI before the deadline and confirm the applicable requirements.
Send us your report. We'll review the findings, discuss the likely construction scope and provide a free estimate.