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

The Facade Inspection & Safety Program (FISP), formerly known as Local Law 11, requires owners of NYC buildings taller than 6 stories to have their exterior walls and appurtenances inspected by a Qualified Exterior Wall Inspector (QEWI) every 5 years. Failure to comply can result in DOB violations, fines, and mandatory sidewalk sheds that cost building owners thousands per month.

This guide covers the inspection requirements, filing process, repair timelines, and what happens when a building is found to have unsafe conditions.

What Is FISP?

FISP (Facade Inspection & Safety Program) is the current name for the facade inspection mandate originally created under Local Law 10 (1980) and expanded under Local Law 11 (1998). The program was renamed FISP in 2020 but is still widely referred to as "Local Law 11."

The program exists because of the serious public safety risk posed by deteriorating facades. Falling masonry, terra cotta, and exterior attachments have caused injuries and deaths in NYC, and FISP is the city's mechanism for preventing these incidents.

Who Must Comply?

FISP applies to all buildings greater than 6 stories in height in NYC. This includes:

• Residential buildings (condos, co-ops, rentals)
• Commercial and office buildings
• Mixed-use buildings
• Institutional buildings (hospitals, schools, etc.)

The building owner is responsible for compliance, regardless of whether the building is occupied, under renovation, or partially vacant.

FISP / Local Law 11 Inspection Cycles

FISP operates on a 5-year inspection cycle. Buildings are assigned to a filing sub-cycle based on the last digit of their tax block number. The city is currently in Cycle 10, which runs February 21, 2025 through February 21, 2029, divided into three two-year sub-cycle filing windows (10A, 10B, 10C):

Each sub-cycle window gives owners two years to complete the inspection and file the report. Confirm your building's exact sub-cycle and deadline via DOB NOW using your BIN and tax block number, since the DOB's FISP Universe Map is the authoritative source if there's any ambiguity.

FISP Condition Classifications

After inspection, the QEWI classifies the building's facade into one of three conditions:

SWARMP & Unsafe Conditions

A SWARMP designation is the most common outcome for older NYC buildings. It means the building has deterioration that needs repair but is not an immediate public danger. However:

• Repairs must be completed within the filing window
• A follow-up report must be filed by the QEWI confirming repairs
• Failure to complete repairs can escalate to an UNSAFE condition and DOB violations

Filing Process

1. Hire a QEWI — must be a licensed Professional Engineer (PE) or Registered Architect (RA) with facade inspection qualifications
2. Physical inspection — close-up examination of all exterior walls, including all appurtenances like parapets, balconies, and fire escape inspections. To access difficult angles without erecting costly full-building scaffolding, QEWIs increasingly use FISP drone inspections alongside traditional swing stages and physical drops. Drone inspections can cut inspection time and scaffolding costs significantly, but the DOB still requires physical "hands-on" close-up examination of any area a drone flags as a potential SWARMP or UNSAFE condition — a drone survey alone cannot substitute for the required close-up inspection on flagged areas.
3. Report preparation — QEWI prepares the FISP technical report with condition classification, photographs, and repair recommendations
4. Filing with DOB — report filed through DOB NOW within the assigned sub-cycle window
5. Repairs (if SWARMP or UNSAFE) — contractor completes repairs; QEWI files follow-up report confirming completion

Finding Local Law 11 Contractors & QEWIs

What Is a QEWI (Qualified Exterior Wall Inspector)?

A QEWI is the licensed professional legally authorized to perform your FISP inspection and file the report with the DOB. To qualify as a QEWI, an individual must be one of the following, with facade-specific experience recognized by the DOB:

• A Professional Engineer (PE) licensed in New York State, or
• A Registered Architect (RA) licensed in New York State

The QEWI's job is inspection and reporting — examining the facade, classifying its condition (SAFE, SWARMP, or UNSAFE), and filing the technical report. The QEWI does not perform the physical repair work.

Inspector vs. Repair Contractor: What's the Difference?

Building owners often confuse the two roles, but they're distinct and usually separate parties:

• The QEWI (inspector): Diagnoses the condition, classifies the facade, and files the DOB report. If repairs are required (SWARMP or UNSAFE), the QEWI also files the follow-up report confirming the repairs were completed correctly.
• The repair contractor: A licensed masonry, waterproofing, or general contractor who physically performs the repair work identified in the QEWI's report — repointing, parapet repair, terra cotta replacement, etc. The contractor does not self-certify their own work to the DOB; that verification comes from the QEWI.

When sourcing help, expect to work with both: a QEWI for the inspection/report, and a separate licensed contractor for any required repair work. If you need help coordinating the DOB paperwork side of this process — filings, violation responses, and follow-up submissions — D.O.B. Guard's FISP filing coordination service works alongside your QEWI to keep the administrative side moving.

Penalties for Non-Compliance

• Failure to file FISP report: DOB violation + fines starting at $1,000 per month
• Failure to perform required repairs: Additional violations, escalating fines, potential UNSAFE reclassification
• Failure to install protective measures after UNSAFE designation: Fines up to $5,000/month + DOB may install at owner's expense
• Late filing: $250–$1,000 depending on how late

Typical Inspection Costs

FISP inspection costs vary based on building size, height, and complexity:

• Small building (7–10 stories): $5,000–$15,000 for inspection and report
• Mid-size building (10–20 stories): $15,000–$40,000
• Large/complex building (20+ stories): $40,000–$100,000+
• Repairs: Highly variable — simple pointing may cost $20,000–$50,000; major facade restoration can exceed $1 million

Sidewalk Sheds & Local Law 11 Scaffolding

One of the most visible (and expensive) consequences of FISP is the sidewalk shed. When a building is classified as UNSAFE, the DOB requires protective Local Law 11 scaffolding to be installed over the sidewalk and, in many cases, suspended scaffolding or swing stages against the facade itself so repair crews can safely access the affected areas. This scaffolding:

• Costs $10,000–$30,000+ per month in rental and maintenance
• Must remain in place until repairs are completed and a SAFE report is filed
• Creates tenant and commercial tenant complaints
• Can remain up for years on buildings where owners delay repairs
• Requires its own DOB scaffold permit, separate from the FISP filing itself, and periodic re-inspection while it remains erected

Facade Maintenance & Repair Practices

Facade problems are rarely sudden — they build up over years of exposure to weather, freeze-thaw cycles, and deferred maintenance. Building owners who stay ahead of maintenance between FISP cycles typically pay far less in repairs and avoid UNSAFE reclassifications. Good practice includes:

• Annual visual walk-throughs: A basic ground-level and rooftop visual check for new cracks, staining, or displaced material — doesn't require a QEWI but helps catch issues early.
• Repointing on a schedule: Masonry mortar joints typically need repointing every 20–30 years; proactive repointing prevents water infiltration that accelerates facade deterioration.
• Drainage and roof maintenance: Clogged gutters, scuppers, and roof drains send water directly into the facade assembly — regular cleaning materially extends facade life.
• Sealant and caulking renewal: Expansion joint sealants degrade over 10–15 years; failed sealants are a common source of SWARMP findings.
• Documenting repairs: Keep photos, invoices, and contractor records for all facade work — this documentation streamlines your next FISP filing and can reduce inspection costs.
• Mid-cycle spot repairs: If tenants or staff report falling debris, spalling, or visible cracks between official inspection cycles, address it immediately rather than waiting for the next filing window — this is also a DOB expectation, not just best practice.

Buildings with a documented, proactive maintenance history tend to receive SAFE or lower-cost SWARMP classifications, while buildings with no maintenance history between cycles are more likely to be reclassified as UNSAFE, triggering the sidewalk shed costs described below.

Monitor Your Building with D.O.B. Guard

D.O.B. Guard monitors DOB violations, permits, complaints, and enforcement actions including FISP-related filings. Get alerted when facade-related violations or inspection requirements change for your properties.

FAQ