Facade Inspection NYC: FISP/Local Law 11 Complete Guide 2026

NYC's Facade Inspection & Safety Program (FISP), formerly known as Local Law 11, requires buildings over 6 stories to conduct comprehensive facade inspections every 5 years. Non-compliance results in violations, fines ($1,000-$5,000+ per violation), and mandatory sidewalk sheds until repairs are completed. In 2024, over 18,000 NYC buildings were subject to FISP inspections. This comprehensive guide covers all FISP/LL 11 requirements for 2026.

What Is FISP (Facade Inspection & Safety Program)?

FISP (formerly Local Law 11/98, now Local Law 11/2021) requires buildings over 6 stories to:

• Conduct comprehensive facade inspections every 5 years
• File Technical Reports by Qualified Exterior Wall Inspectors (QEWIs)
• Complete all required repairs within specified timeframes
• Install sidewalk sheds if unsafe conditions are found

Authority: NYC Administrative Code § 28-302 (Local Law 11/2021)

Applies to: Buildings ≥ 7 stories (>75 feet) with exterior walls

Cycle: Every 5 years, based on last digit of block number

FISP Filing Cycles (2024-2029)

Example: Building at Block 1234, Lot 56 → Last digit is "4" → Files in 2029, deadline February 21, 2030

SWARMP Classification System

FISP uses the SWARMP rating system to classify facade conditions:

Safe (S)

Description: Facade is in good condition with no significant defects

Requirements: File Technical Report, no repairs needed, next inspection in 5 years

Sidewalk Shed: Not required

Safe with Repair & Maintenance Program (SWARMP)

Description: Facade has minor defects that don't pose immediate danger but require monitoring/repair

Requirements: File Technical Report, complete repairs within 5 years (by next cycle), submit Repair Completion Reports

Sidewalk Shed: Not required (unless conditions deteriorate)

Unsafe (U)

Description: Facade has critical conditions posing imminent danger of falling debris

Requirements: File Technical Report immediately, install sidewalk shed within 30 days, complete critical repairs within 1 year, file amended report after repairs

Sidewalk Shed: Mandatory until repairs completed

Penalties: $1,000-$5,000 per violation + $250/month until corrected

FISP Inspection Process

Step 1: Hire Qualified Exterior Wall Inspector (QEWI)

Must be Registered Architect (RA) or Professional Engineer (PE) with QEWI certification. Verify credentials in DOB NOW.

Step 2: Comprehensive Facade Inspection

QEWI examines: exterior walls (masonry, concrete, stone, metal panels, EIFS), balconies and terraces, parapets and cornices, window lintels and sills, architectural ornaments, cladding and caulking, waterproofing systems.

Methods: Close-up visual inspection (via scaffolding, boom lifts, or rappelling), probing and tapping to detect hollow areas, moisture testing, infrared thermography (optional).

Step 3: QEWI Prepares Technical Report

Report includes: building description and construction type, inspection methodology, SWARMP classification, defect locations with photos, recommended repairs and priority levels, cost estimates for repairs.

Step 4: File Technical Report in DOB NOW

QEWI files report electronically before deadline. Late filings incur $1,250 base fine + $500/month.

Step 5: Complete Repairs (if required)

SWARMP: Repairs due within 5 years (by next cycle)
Unsafe: Critical repairs due within 1 year; sidewalk shed required until completion

Step 6: File Repair Completion Report

After repairs, QEWI files amended report certifying corrections.

FISP Inspection Costs (2026)

Common FISP Violations

1. Late/Missing FISP Filing

Penalty: $1,250 base + $500/month

Fix: File immediately; pay late filing penalties

2. Unsafe Facade Without Sidewalk Shed

Penalty: $1,000-$5,000 + $250/month

Fix: Install sidewalk shed within 30 days; complete repairs

3. Failure to Complete SWARMP Repairs

Penalty: $1,000-$3,000 + violation carries to next cycle

Fix: Complete repairs; file amended report

4. Unqualified Inspector

Penalty: Filing rejected; $1,000 fine for false certification

Fix: Hire QEWI-certified RA/PE; refile report

How to Prepare for FISP Inspections

1. Know Your Filing Cycle

Identify last digit of block number. Start planning 12-18 months before deadline.

2. Budget Early

Inspection costs $10K-$30K minimum. If repairs needed, budget $50K-$500K+. Plan 2-3 years before cycle.

3. Conduct Pre-Inspection Assessment

Hire consultant for preliminary assessment 18 months before deadline. Identify potential issues early.

4. Maintain Facade Between Cycles

Annual visual inspections, caulking/waterproofing every 3-5 years, address minor repairs immediately.

5. Document Everything

Keep records of: previous FISP reports, all facade repairs, maintenance logs, photos showing facade condition over time.

Frequently Asked Questions

What is Local Law 11 in NYC?

Local Law 11 is the common name for NYC's mandatory facade inspection law, now formally known as FISP (Facade Inspection Safety Program) under Local Law 11/2021. It requires buildings 7 stories or taller to undergo comprehensive exterior wall inspections every 5 years, filed by a Qualified Exterior Wall Inspector (QEWI). The law was originally enacted in 1980 after a student was killed by falling masonry from a building facade.

How often is a facade inspection required in NYC?

FISP requires facade inspections every 5 years for buildings 7 stories or taller (over 75 feet). The specific filing year is based on the last digit of the building's block number. Block numbers ending in 0 or 5 file in 2025; 1 or 6 in 2026; 2 or 7 in 2027; 3 or 8 in 2028; 4 or 9 in 2029.

How much does a facade inspection cost in NYC?

A FISP inspection in NYC costs $3,000–$8,000 for the QEWI inspector fee, plus $5,000–$20,000 for scaffolding or boom lift access. If rated SWARMP, repairs range from $10,000–$100,000+. An UNSAFE rating can require $50,000–$500,000+ in critical repairs plus mandatory sidewalk shed at $40–$100 per linear foot per month until repairs are certified complete.

What is SWARMP in a NYC facade inspection?

SWARMP stands for "Safe With A Repair and Maintenance Program." It is the middle FISP rating — the facade has minor defects that do not pose immediate danger but require repair within the next 5-year inspection cycle. SWARMP buildings do not need a sidewalk shed immediately, but must complete all identified repairs and file an amended report before the next filing deadline or face escalating violations.

What happens if a building is rated UNSAFE?

An UNSAFE rating triggers immediate action: a sidewalk shed or protective netting must be installed within 30 days, and all critical repairs must be completed within 1 year. Fines start at $1,000–$5,000 plus $250 per month until corrected. The QEWI must file an amended technical report after repairs are certified complete before the sidewalk shed can be removed.

Who can perform a FISP facade inspection in NYC?

Only a Qualified Exterior Wall Inspector (QEWI) — a Registered Architect (RA) or Professional Engineer (PE) with specific QEWI certification from the NYC DOB — can perform and certify a FISP inspection. Filings by anyone without valid QEWI credentials are rejected by DOB NOW, and false certifications carry a $1,000 fine plus potential professional license consequences.

What if my building is exactly 6 stories?

Buildings with 6 stories or fewer are exempt from FISP. The program applies only to buildings 7+ stories (over 75 feet tall). However, DOB recommends owners of smaller buildings still conduct periodic facade assessments as a matter of good practice and liability management.

Can I file FISP early?

Yes. You can file up to 2 years before your deadline. Early filing does not change your next cycle's deadline — the 5-year clock resets from the original deadline, not the early filing date.

How long does a sidewalk shed need to stay up?

Until all critical repairs are completed and the QEWI files an amended report certifying the facade is safe. This typically takes 6–24 months depending on the scope of required repairs. Sheds cannot be removed until DOB accepts the amended FISP filing.

Are there penalties for multiple buildings in a portfolio?

Yes. Each building receives separate violations with independent penalty schedules. Portfolio owners managing multiple non-compliant properties face cumulative monthly penalties across every building. DOBGuard monitors FISP compliance status across all your properties with real-time alerts when status changes.

Related Resources

• FISP NYC: Facade Inspection Safety Program Guide
• NYC Facade Inspection Safety Program: Owner's Complete Handbook
• NYC DOB NOW Inspections: Safety Violations & Compliance Guide
• NYC Elevator Violations: Category 1–5 Fines & Fix Guide
• Free NYC Violation Lookup Tool

Last updated: February 2026. This guide is for informational purposes only and does not constitute legal advice.