What is NYC Local Law 11?
NYC Local Law 11, formally the Facade Inspection Safety Program (FISP), requires owners of buildings taller than six stories to hire a Qualified Exterior Wall Inspector (QEWI) to examine every exterior wall and appurtenance — parapets, cornices, balconies, lintels, sills, fire escapes, and anything else attached to the facade — every five years, and file a report with the NYC Department of Buildings (DOB).
The law grew out of tragic incidents where falling facade masonry killed pedestrians. FISP is how the city makes sure NYC's aging brick, terra cotta, stone, precast, and curtain-wall facades stay safe over their multi-decade lifespans.
Who must comply
- Any NYC building greater than six stories in height.
- All facade materials are covered — brick, stone, terra cotta, precast concrete, metal panels, EIFS, and glass curtain walls.
- Owners, condo boards, co-op boards, and managing agents are responsible for filing on time.
- Buildings six stories or fewer are exempt from FISP but still subject to general facade maintenance obligations.
Inspection cycles & filing deadlines
NYC groups every FISP-eligible building into one of three sub-cycles (A, B, C) based on the last digit of the block number. Each sub-cycle has a two-year filing window inside the five-year cycle.
| Sub-cycle | Block number ends in | What to do |
|---|---|---|
| A | 4, 5, 6, 9 | Schedule QEWI inspection early in the window; allow time for repairs before filing. |
| B | 0, 7, 8 | Same — start scoping restoration work as soon as the sub-cycle opens. |
| C | 1, 2, 3 | File the QEWI report before the sub-cycle's close date to avoid penalties. |
The QEWI must perform at least one close-up hands-on inspection using a scaffold, suspended platform, or boom lift — visual observation from the sidewalk is not sufficient.
SWARMP vs Unsafe: what the classifications mean
Every FISP filing ends with one of three classifications:
Facade has no unsafe conditions. Next inspection due in five years.
Safe With A Repair and Maintenance Program. Repairs must be completed before the next cycle or the classification drops to Unsafe.
Sidewalk sheds and netting must go up immediately. Repairs and re-inspection required within a strict DOB timeline.
Penalties for non-compliance
- Late filing: $1,000 per month, escalating over time.
- Failure to file: up to $5,000 per year, plus additional civil penalties.
- Failure to correct an Unsafe condition: $1,000 per month until repairs are done and re-filed as Safe.
- Failure to install protection: immediate stop-work orders and vacate orders in extreme cases.
On top of DOB penalties, insurance carriers frequently raise premiums or refuse renewal on buildings with open Unsafe filings — often the largest hidden cost of missing a FISP deadline.
The facade restoration process
When a QEWI report requires repairs — whether SWARMP or Unsafe — restoration usually follows a predictable sequence. Renovex handles each step in-house so the timeline lines up with your FISP filing deadline:
- Scope & permits. We review the QEWI report, produce a repair scope, and pull DOB permits for sidewalk sheds, scaffolding, and the repair work itself.
- Protection. Sidewalk sheds, protective netting, and pedestrian pathways installed to code — required before any Unsafe repair begins.
- Masonry & waterproofing. Brick repointing, terra cotta anchoring, stone dutchman repairs, lintel replacement, parapet rebuilding, and waterproof coatings.
- Roof edge & flashing. Because water intrusion causes most facade failures, we coordinate roofing, flashing, and coping stone work alongside the facade repairs.
- Re-inspection & re-file. QEWI re-inspection, amended FISP filing to DOB, and shed removal once the amended report is accepted as Safe.
Frequently asked questions
How often are facade inspections required?
Every five years, with a two-year filing window inside each cycle based on your sub-cycle (A, B, or C).
Does SWARMP mean my building is unsafe right now?
No — SWARMP means the facade is currently safe but has conditions that must be repaired before the next cycle or the classification will drop to Unsafe.
Can I remove the sidewalk shed once repairs are done?
Only after the QEWI re-inspects and files an amended report reclassifying the facade as Safe.
Does Renovex work with the building's existing QEWI?
Yes. We work with your QEWI, or we can recommend one — the QEWI must remain independent of the contractor performing the repairs.
Have a FISP deadline coming up?
Send us your QEWI report and we'll return a scope, timeline, and estimate — usually within one business day.
- Licensed & insured NYC contractor
- DOB permits handled in-house
- Sidewalk sheds & masonry crews on staff