If you think Local Law 11 is just another line item your managing agent mentions once a year, let me break it to you: This is not the right way to think about it.
This law is the reason a chunk of masonry isn't sitting on the sidewalk right now. It's the reason inspectors climb your facade every 5 years with a flashlight and a checklist.
So let's break down what it actually means for your building. Whether you're on a co-op board trying to understand a report your engineer just handed you, or you're managing five buildings across three boroughs, this guide is for you.
So let's get started.
- 10A (2027)
- 10B (2028)
- 10C (2029)
NYC facade inspection in progress — Local Law 11 compliance starts here.
Table of Contents
What Is FISP And Why You Need To Know About It?
FISP stands for Facade Inspection Safety Program. Most people still call it by its older name, Local Law 11. It's the same rule but with different name. You'll hear both used interchangeably, so don't let that confuse you.
The rule is in the NYC Administrative Code, Article 302, with the fine print spelled out in DOB Rule 1 RCNY §103-04. Together, these two documents lay out who has to comply, how inspections must be conducted, and what happens if you fail to fulfill it.
Let's simplify it:
Every building over six stories has to get its facade examined by a qualified professional once every five years. Then the results get filed with the city.
But why does this exist in the first place?
Because facades fail. And when they fail, people get hurt.
Back in 1980, a falling piece of masonry killed a Barnard College student on the Upper West Side. That's the reason this law exists. The city passed its first facade rule that same year under Local Law 10, then expanded and renamed it in 1998.
It's been getting stricter ever since. Now property owners face tightening inspection intervals, adding balcony scrutiny, and demanding better photo documentation with every cycle.
It's public safety, and it applies across all five boroughs. So if you want to know detail rules regarding your borough click on the specific page.
Who Actually Has to Comply?
Not every building in the city falls under FISP. Here's who needs to be careful:
- Buildings taller than six stories, anywhere in the five boroughs
- Mixed-use and residential buildings, including co-ops and condos, regardless of ownership structure
- Commercial and institutional buildings that meet the height threshold
Professional brick repointing — essential for maintaining facade integrity and Local Law 11 compliance.
What Is Cycle 10 in Local Law 11?
Every five years, the city rolls out a new inspection cycle. Because not every building can be inspected at once, each cycle gets split into three sub-cycles. As a result, engineering firms and the DOB aren't buried under every report landing on the same day.
Cycle 10 started on February 21, 2025, and runs through February 21, 2030. Which sub-cycle you land in depends on one thing:
The last digit of your 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 |
You can find your block number through DOB NOW or the Building Information System using your address.
What's New in Cycle 10?
Tighter Inspection Intervals
Inspectors now physically check the facade every 60 feet along street-facing walls, up from looser spacing in earlier cycles. That means more hands-on time per building, which can affect scheduling and cost.
More Scrutiny on Balconies and Railings
Buildings with balconies should expect closer evaluations of structural connections and guard rail integrity.
Expanded Documentation
Reports now require more detailed photographic evidence and clearer repair timelines. So there's even less ambiguity about what needs fixing and when.
Amnesty Window
If your building never filed a report in a previous cycle, you can file early during Sub-cycle 10A to stop late penalties from increasing.
Local Law 11 Requirements: What You Actually Have to Do
FISP compliance follows a specific process established by the NYC DOB. Here's what you need to know about it.
Hire a QEWI for the Critical Examination Report
The first step is hiring a Qualified Exterior Wall Inspector (QEWI), a DOB-registered architect or professional engineer authorized to perform FISP inspections.
The QEWI examines the facade, documents conditions, classifies the building as Safe, SWARMP (Safe With a Repair and Maintenance Program), or Unsafe, and submits the Critical Examination Report through DOB NOW: Safety.
Complete a Hands-On Facade Examination
FISP requires a physical evaluation of exterior walls. For street-facing facades, the QEWI typically uses approved access methods such as scaffolding, suspended platforms, or industrial rope access.
Through this they'll examine masonry, concrete, lintels, parapets, balconies, and other facade elements. A ground-level visual review alone does not satisfy inspection requirements.
Complete Required Local Law 11 Repairs
Inspection findings determine the next steps. Unsafe conditions require immediate attention, protective measures, and corrective repairs within DOB requirements. SWARMP conditions must be repaired within the timeline specified by the QEWI to prevent escalation.
Experienced Local Law 11 masonry contractors NYC help property owners complete repair scopes identified in FISP reports, including brick repointing, masonry stabilization, lintel replacement, parapet repairs, facade waterproofing, concrete restoration, and other exterior restoration work.
File Reports and Close Out Violations
After repairs are completed, the QEWI submits amended documentation through DOB NOW: Safety confirming that Unsafe conditions have been corrected.
Proper coordination between the QEWI, contractor, and building ownership is essential to avoid delays in compliance sign-off.
Maintain FISP Records
Building owners should retain:
- Critical Examination Reports
- DOB NOW filing confirmations
- Repair drawings and permits
- Contractor invoices
- Before-and-after repair photos
- Completion documentation
Maintaining a complete compliance history helps during future FISP cycles and provides a clear record of facade maintenance efforts.
SWARMP vs. Unsafe: What These Ratings Actually Mean
Every facade condition falls into one of three categories.
| Rating | Meaning | Required Action |
|---|---|---|
| Safe | No repair needed | Monitor until next cycle |
| SWARMP | Safe With a Repair and Maintenance Program | Complete repairs by required deadline |
| Unsafe | Immediate hazard | Repair promptly and file amended report |
What Does SWARMP Mean?
SWARMP stands for Safe With a Repair and Maintenance Program. It means the condition is not dangerous today but requires corrective action before it becomes a safety concern.
Ignoring SWARMP items can lead to:
- Higher repair costs
- Unsafe classifications
- Emergency work
- Additional penalties
Compliance, Violations, and Penalties
FISP compliance is not complete when an inspection report is filed. Building owners must also address repair recommendations, correct Unsafe conditions, and maintain required documentation through the NYC Department of Buildings (DOB).
Ignoring these responsibilities can lead to escalating penalties, violations, and costly emergency repairs.
| Violation / Condition | Penalty or Requirement |
|---|---|
| Late FISP filing | $1,000 per month until the required report is accepted by DOB |
| Failure to file a FISP report | $5,000 annual penalty for missing required filings |
| SWARMP conditions not repaired | Conditions may escalate to Unsafe, leading to additional violations |
| Unsafe facade conditions | Requires prompt correction, protective measures, and amended DOB NOW filing |
What Owners Should Do Next?
The best way to avoid FISP delays, violations, and unexpected repair costs is to start early. A clear plan gives owners enough time to complete required repairs before deadlines become urgent.
-
1
Confirm Your FISP Deadline
Check your building's assigned filing cycle through DOB NOW or the NYC Building Information System. Understanding your deadline helps you plan inspections and repairs without last-minute pressure.
How We Help: We help property owners understand their FISP timeline, review project requirements, and create a practical roadmap. -
2
Review Your QEWI Report
Carefully review the Critical Examination Report, photographs, and repair recommendations. Not every finding requires immediate emergency work, but SWARMP and Unsafe conditions must be handled properly.
How We Help: We review QEWI findings with owners and management teams, explain repair priorities, and translate technical reports into actionable repair plans. -
3
Develop a Repair Strategy and Budget
Plan repairs based on facade conditions, building operations, access needs, permits, and available budget. Proper planning helps avoid rushed decisions and unnecessary costs.
How We Help: Our team prepares detailed repair scopes for masonry restoration, brick repointing, lintel replacement, parapet repairs, waterproofing, concrete restoration, and other facade work. -
4
Complete Local Law 11 Repairs
Hire experienced contractors who understand FISP requirements and can coordinate with the QEWI throughout the repair process.
How We Help: As Local Law 11 masonry contractors NYC, we complete facade repairs required to restore compliance, including masonry stabilization, brick repair, concrete restoration, balcony repairs, and waterproofing. -
5
Complete Documentation and Final Filing
After repairs are completed, ensure all photos, repair records, and completion documents are provided to the QEWI for final review and DOB NOW updates.
How We Help: We maintain repair documentation, coordinate with engineers and inspectors, and help ensure completed work is properly documented for compliance records.
Frequently Asked Questions
Your filing deadline depends on your building's tax block number and assigned sub-cycle. Cycle 10 is divided into three filing periods:
- Sub-cycle 10A: Buildings with block numbers ending in 4, 5, 6, or 9 must file by February 21, 2027
- Sub-cycle 10B: Buildings with block numbers ending in 0, 7, or 8 must file by February 21, 2028
- Sub-cycle 10C: Buildings with block numbers ending in 1, 2, or 3 must file by February 21, 2029
Owners can confirm their assigned cycle through DOB NOW or the NYC Building Information System.
Missing a required filing can result in DOB violations and financial penalties. If your building also has unresolved SWARMP or Unsafe conditions, those issues may become more serious over time and require additional corrective action.
Starting early gives owners more time to complete inspections, plan repairs, arrange access systems, and avoid last-minute scheduling issues.
The cost of a facade inspection varies based on several factors, including:
- Building height and size
- Exterior wall materials
- Facade condition
- Required access equipment, such as scaffolding or suspended platforms
- Complexity of the inspection
A small building with limited deterioration may require less work, while a large high-rise with extensive facade issues may involve more detailed evaluations and repair planning.
Yes. FISP requirements apply regardless of ownership structure. If a building is taller than six stories, it must undergo periodic facade inspections, whether it is a co-op, condominium, rental property, commercial building, or mixed-use property.
The building owner, co-op corporation, or condominium association is responsible for ensuring inspections are completed and required repairs are addressed.
FISP and Local Law 126 address different safety concerns.
FISP (Facade Inspection Safety Program) requires qualifying buildings to undergo periodic exterior wall inspections and submit reports to the NYC Department of Buildings.
Local Law 126 focuses on sidewalk shed installation, maintenance, and removal requirements. It was introduced to prevent protective structures from remaining in place unnecessarily while still maintaining pedestrian safety.
Together, these regulations help improve facade safety and street-level protection across NYC.
In certain situations, owners may request additional time, especially when repairs involve complex scopes, permitting challenges, or extensive restoration work.
However, extensions are not automatic. Owners must provide proper documentation, demonstrate progress, and follow DOB requirements. Addressing issues early provides more flexibility and reduces compliance pressure.
An Unsafe classification means the facade condition presents an immediate risk to public safety. The owner must take corrective action within the required timeframe, typically including securing the area, completing repairs, and submitting an amended report after the work is finished.
Failure to address Unsafe conditions can lead to violations, penalties, and continued liability exposure.
The timeline depends on the building's size, facade complexity, access requirements, and the condition of the exterior walls.
A straightforward inspection may take several weeks, while larger buildings requiring scaffolding, detailed evaluations, or repair planning may take significantly longer. Starting before the filing deadline helps avoid delays.
A FISP inspection must be completed by a Qualified Exterior Wall Inspector (QEWI) — a licensed architect or professional engineer authorized by the NYC Department of Buildings.
The QEWI evaluates facade conditions, prepares the Critical Examination Report, and submits findings through DOB NOW.
Need Help With Your Cycle 10 Compliance?
If your building is entering Sub-cycle 10A or 10B, now is the time to review your requirements. At Local Law 11 Masonry Contractors NYC, we work with QEWIs, co-op boards, condo associations, and property managers across NYC to address SWARMP findings, Unsafe conditions, and facade repair requirements.
Contact us today to review your report, understand your priorities, and create a practical repair plan. We'll help you in keeping your building safe, compliant, and ready for the next filing cycle.
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