Understanding NYC's most important building safety regulation, why it exists, and how to maintain compliance throughout the five-year inspection cycle.
Local Law 11, also known as the Facade Inspection Safety Program (FISP), requires professional inspection of building facades over six stories every five years by a Qualified Exterior Wall Inspector (QEWI), who must conduct a hands-on physical examination of exterior walls and appurtenances (balconies, fire escapes, parapets, cornices, etc.).
The law originated in 1980 due to tragic incidents of falling facade materials, notably the 1979 death of Grace Gold, which spurred action on deteriorating facades.
The law was strengthened after additional tragedies in 1998, requiring closer, hands-on inspections, and credits the program with saving lives by promoting proactive repair of dangerous conditions.
Any building taller than six stories with an exterior facade (which is most buildings) must comply, including residential, commercial, mixed-use, and some industrial structures.
Very few buildings are exempt, though some fully clad curtain wall buildings might qualify for reduced inspection requirements, but still must file with DOB and have inspections.
Cycle 10 runs from February 21, 2025, through February 21, 2030. All covered buildings must file a Technical Report with the NYC Department of Buildings within this five-year cycle, with specific deadlines depending on the previous report's filing date.
Buildings are assigned to filing groups by street address to spread inspections, but owners can file earlier than their assigned group to avoid the rush at cycle end.
The QEWI must conduct a thorough physical examination of 100% of the building's exterior.
Visual inspection from the ground is insufficient. QEWIs must physically access all facade areas (scaffolding, rigging, boom lifts), touch surfaces, use sounding techniques for hollow areas, and conduct moisture testing. This physical access requirement is cited as the reason for high FISP costs, with scaffolding/rigging often exceeding inspector fees.
Select a licensed PE or RA with facade inspection experience and $1 million insurance. Get multiple bids and check references. AKME can provide competitive, transparent proposals.
The QEWI arranges access equipment and performs the inspection, which can take weeks to months. Documentation includes photos, notes, and measurements.
Conditions are classified into three categories:
The QEWI prepares and files a comprehensive Technical Report via DOB NOW, including classification, findings, photos, and repair recommendations. Filing fee is based on building size ($900-$1,400).
For SWARMP conditions, repairs must be completed within the five-year cycle. For Unsafe conditions, repairs must begin immediately and be completed quickly, overseen by a QEWI or other qualified professional.
After repairs, the QEWI files an Amended Technical Report certifying completion, closing the FISP filing and ensuring compliance.
A typical FISP process takes 12-18 months: 2-3 months for hiring/scheduling, 1-3 months for inspection, 1-2 months for report/filing, and 6-12+ months for repairs. Plan at least 18-24 months before the deadline to avoid rushing and higher costs.
DOB takes FISP compliance seriously, noting costly violations and complications for property sales, refinancing, and resident safety.
Outstanding FISP violations can complicate or prevent property sales/refinancing, leading to title companies refusing to close, lenders denying mortgages, and purchasers demanding price reductions. Maintaining compliance protects property value.
Problems faced by buildings waiting until the end of the cycle:
Best practice: Begin planning 24 months before your deadline. This gives you time to budget properly, get competitive bids, and complete work without stress.
Proactive maintenance between cycles, with regular inspections and small repairs, is the best way to manage FISP costs and prevent minor issues from becoming major.
Buildings with proactive facade maintenance typically spend less over time than those that defer work until FISP inspections reveal extensive problems.
AKME helps buildings plan for FISP costs years in advance through reserve fund analysis and capital planning, CFO-level expertise to ensure appropriate annual allocations, providing competitive bids from qualified inspectors, objective recommendations, and coordinating all aspects (inspector selection, access logistics, repair contractors, DOB filings, and communication with boards/residents).
Official Local Law 11 page