Facade Inspection NYC: FISP/Local Law 11 Complete Guide 2025

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 2025.

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 (2025)

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 if my building is exactly 6 stories?

Buildings with 6 stories or fewer are exempt. FISP applies only to buildings 7+ stories (>75 feet tall).

Can I file FISP early?

Yes. You can file up to 2 years before your deadline. Early filing doesn't change next cycle's deadline.

How long does sidewalk shed stay up?

Until all critical repairs are completed and QEWI files amended report certifying safe conditions. Typically 6-24 months.

Are there penalties for multiple buildings in violation?

Yes. Each building receives separate violations. Portfolio owners face cumulative penalties across all non-compliant properties.

Related Resources

• Boiler Inspection NYC Requirements
• NYC DOB Violations: The Complete 2025 Guide
• NYC Permit Types 101
• Manhattan Building Violations Tracker

Last updated: October 2025. This guide is for informational purposes only and does not constitute legal advice.