If you own or manage a building in New York City, facade compliance is not optional. Local Law 11, now officially administered under the Facade Inspection & Safety Program (FISP), sets out clear requirements for inspecting and maintaining the exterior walls of taller buildings. Here is an overview of what the program requires and what has changed recently.
Why Does This Program Exist?
Local Law 11 (LL11) was established to protect the public from hazardous building facades. When exterior walls fall into disrepair, falling debris can pose serious dangers to pedestrians. LL11 requires property owners to identify and correct unsafe conditions before they become emergencies.
When hazardous facade conditions are found, sidewalk sheds and other protective structures must be installed until repairs are complete. Because these sheds occupy valuable sidewalk space and their use is increasing, the City partnered with engineering firm Thornton Tomasetti to conduct a comprehensive study of the FISP program as part of the City’s “Get Sheds Down” program. The study spanned 18 months and was based on tens of thousands of inspection reports, international best practices, and stakeholder feedback. It is the first evidence-based review of facade inspection requirements since the program was established roughly 45 years ago. The recommendations in that study are being used to create regulations that could reduce unnecessary sidewalk sheds while also maintaining safety.
Who Must Comply?
Owners of buildings taller than six stories must have their exterior walls and appurtenances inspected every five years and must file a technical facade report with the New York City Department of Buildings (DOB). This applies to a broad range of properties across the five boroughs.
It is the building owner’s responsibility to determine whether their property is subject to FISP. The DOB provides a FISP Universe Map on its website that allows owners to look up their building and identify which filing cycle applies to them.
What Is the Inspection Process?
Facade inspections under FISP are called “critical examinations,” and they can only be performed by a Qualified Exterior Wall Inspector (QEWI). A QEWI must be a New York State licensed Professional Engineer or Registered Architect in good standing with both the New York State Education Department and the NYC Department of Buildings and must meet additional qualification requirements outlined in 1 RCNY §101-07.
After completing an inspection, the QEWI files an electronic technical report through DOB NOW: Safety and assigns one of three classifications to the building’s facade:
Safe: The facade does not require repair or maintenance and is not expected to become unsafe within the next five years.
Safe with a Repair and Maintenance Program (SWARMP): The facade is currently safe but requires repairs or maintenance within the next five years to prevent deterioration into an unsafe condition.
Unsafe: The facade is hazardous to persons or property. Any condition previously classified as SWARMP that has not been corrected at the time of the current inspection must also be reported as Unsafe.
What Happens After an Unsafe Classification?
When a building receives an “Unsafe” classification, the owner must immediately install public protection, which can include a sidewalk shed, construction fence, or structural netting. All of these require a DOB permit.
Owners must repair unsafe conditions within 90 days of filing the technical report. Once all repairs are complete, an amended report must be filed within two weeks. If repairs cannot be finished and an amended report cannot be filed within 104 days of the original filing date, the owner must request an extension from the DOB.
Failure to meet deadlines or make timely repairs can result in Environmental Control Board violations and financial penalties.
Filing Deadlines and Cycles
Inspection and reporting deadlines are organized into five-year cycles, which are further divided into sub-cycles A, B, and C. A building’s sub-cycle is determined by the last digit of its block number. This structure was introduced to help spread demand for qualified inspectors and contractors more evenly across the compliance period.
All facade compliance filings must be submitted through DOB NOW: Safety.
Key Reminders for Contractors and Owners
A few practical notes worth keeping in mind when working through the FISP process:
- Buildings with ongoing construction cannot be designated as Safe.
- Reports must include color photographs and mapping of observed conditions, a statement on water-tightness, a description of the cause of any deterioration, and a certification that repairs from the prior cycle have been completed.
- The QEWI must also project when any defects are expected to become hazardous and identify which repairs will require a DOB-issued work permit.
Staying ahead of these requirements, rather than responding to violations, is generally the most cost-effective approach for building owners and the contractors who work with them.
