For condominium and cooperative boards in New York City, NYC Local Law 11 (Facade Inspection Safety Program – FISP) is one of the most important compliance requirements. With FISP Cycle 10 underway, understanding inspection requirements and deadlines is critical for protecting building safety and financial stability.
What is NYC Local Law 11
Local Law 11 requires buildings taller than six stories to undergo facade inspections every five years by a Qualified Exterior Wall Inspector (QEWI). The goal is to prevent dangerous facade deterioration that could lead to falling debris.
Why Local Law 11 Exists
New York City’s buildings are exposed to decades of weather, freeze-thaw cycles, and aging masonry. Without inspections, facade elements can deteriorate and create hazardous conditions.
Which Buildings Must Comply
- Buildings taller than six stories
- Residential, commercial, and mixed-use buildings
- Properties located in all five boroughs
How Inspection Cycles Work
Facade inspections are organized into five-year cycles. Buildings are divided into three sub-cycles to stagger filing deadlines.
FISP Cycle 10 Timeline
| Sub-Cycle | Building Numbers | Deadline |
|---|---|---|
| A | 1,4,7 | Feb 21 2025 |
| B | 2,5,8 | Feb 21 2026 |
| C | 3,6,9 | Feb 21 2027 |
Facade Inspection Process
- Visual facade inspection
- Scaffold access where required
- Probe testing of masonry
- Documentation and engineering report
SAFE vs SWARMP vs UNSAFE
- SAFE – no hazardous conditions
- SWARMP – repair required within maintenance program
- UNSAFE – hazardous conditions requiring immediate repair
Penalties for Non-Compliance
- $1,000 per month for missed filing
- $5,000 per month for extended violations
- Possible property liens
Typical Costs
- Engineering inspection: $5k – $15k
- Sidewalk shed: $20k – $100k+
- Facade repairs: $50k – $1M+
Sidewalk Shed Requirements
Buildings classified as unsafe must install a sidewalk shed to protect pedestrians until repairs are completed.
How Project Management Helps
Local Law 11 projects involve engineers, contractors, property managers, residents, and the Department of Buildings. Independent project management helps coordinate the process and control costs.
- Contractor bid evaluation
- Repair scope verification
- Construction schedule management
- Regulatory compliance oversight
Need Help Navigating Local Law 11?
Early planning reduces costs and ensures compliance. Ethos PM Group provides independent project management for NYC capital projects.
Schedule a Consultation