Local Law 11 / FISP: Complete Guide for NYC Building Owners (2025)
Local Law 11 — officially the Façade Inspection Safety Program (FISP) — is one of the most impactful building regulations for NYC property owners. Non-compliance can result in hefty DOB fines, emergency repair orders, and significant legal liability. Here's everything you need to know to stay ahead of it.
The History of Local Law 11
Local Law 11 was enacted in 1998, born from a tragedy: in 1979, a Barnard College student was killed by falling masonry from a building on West 115th Street. The original Local Law 10 (1980) required periodic inspection of building facades, but proved insufficient. Local Law 11 expanded inspection requirements to cover all exterior walls of buildings taller than six stories — not just the street-facing facade.
The program is now formally known as the Façade Inspection Safety Program (FISP), operating in five-year inspection cycles. NYC is currently in Cycle 10 (2025–2029).
Does FISP Apply to Your Building?
FISP applies to all buildings in New York City that are:
- More than six stories tall, OR
- More than 60 feet in height (regardless of number of stories)
If your building meets either criterion, you are legally required to comply with FISP regardless of the building's age, use type, or condition. This includes residential, commercial, mixed-use, and institutional buildings.
Unlike the original Local Law 10, FISP requires inspection of ALL exterior walls — not just those facing the street. This includes rear walls, courtyard walls, and party walls that are exposed.
FISP Inspection Cycle 10 — Deadlines by Block Number
Filing deadlines for Cycle 10 are determined by the last digit of your building's tax block number. Missing your deadline triggers automatic DOB violations and fines.
| Last Digit of Block # | Sub-Cycle | Filing Deadline |
|---|---|---|
| 4, 5 | A | February 21, 2025 |
| 6, 9 | B | February 21, 2026 |
| 0, 7, 8 | C | February 21, 2027 |
| 1, 2, 3 | D | February 21, 2028 |
The Three FISP Condition Classifications
After completing a close-up inspection, the Qualified Exterior Wall Inspector (QEWI) classifies the building into one of three categories:
1. Safe
The building exterior presents no danger to the public and requires no immediate repairs. Minor maintenance items may be noted. A "Safe" filing is valid for the current cycle, and the owner must file again in the next 5-year cycle.
2. SWARMP (Safe With a Repair and Maintenance Program)
The building has conditions that are not immediately dangerous but will deteriorate to an unsafe condition if not addressed. The QEWI must specify a repair program, and those repairs must be completed and documented before the end of the next inspection cycle. SWARMP conditions that are not remediated in time automatically become "Unsafe" violations at the start of the next cycle.
3. Unsafe
The building has conditions that present an immediate danger to occupants, pedestrians, or adjacent property. An "Unsafe" filing triggers an automatic DOB violation and requires immediate action. The property owner must install a sidewalk shed or take other protective measures within 24 hours and complete repairs within 90 days. Extensions can be requested but must be approved by the DOB.
Many building owners make the mistake of deferring SWARMP repairs until the next cycle. This is risky — conditions worsen over time, costs increase, and a SWARMP condition that becomes Unsafe mid-cycle triggers emergency repair requirements and steeper fines. Address SWARMP conditions within 2–3 years of filing.
What Does a FISP Inspection Involve?
A proper FISP inspection is a close-up, hands-on examination — not a visual survey from the ground. The QEWI (licensed PE or RA) must physically access all exterior walls, typically using scaffolding, swing stage, or in some cases a boom lift or rope access system.
During the inspection, the QEWI will:
- Sound masonry with a hammer to detect hollow or delaminating sections
- Probe mortar joints to assess depth of deterioration
- Document all cracks, displacements, spalling, and failed sealants
- Photograph all conditions of note
- Assess structural elements including lintels, shelf angles, and corbels
- Evaluate parapet walls, cornices, fire escapes, and other appurtenances
FISP Violation Fines and Penalties
Non-compliance with FISP carries significant financial consequences:
- Failure to file by deadline: $1,000 per month for the first year; $2,000 per month thereafter
- Unsafe condition — failure to install protective measures: $1,000+ per day
- SWARMP conditions not remediated by next cycle: Automatic "Unsafe" reclassification with associated penalties
- False or inaccurate filing: License revocation for the QEWI; potential criminal charges
Who Can Perform a FISP Inspection?
Only a Qualified Exterior Wall Inspector (QEWI) may perform and certify a FISP inspection. A QEWI must be either a:
- New York State Licensed Professional Engineer (PE), OR
- New York State Registered Architect (RA)
Additionally, the QEWI must register with the NYC DOB and demonstrate experience in façade inspection and assessment. The inspection must be personally performed (or directly supervised) by the licensed professional — it cannot be delegated to unlicensed employees.
The Full FISP Compliance Timeline
- Months 12–18 before deadline: Engage a QEWI and schedule the inspection. Access equipment lead times can be 3–6 months.
- Months 9–12 before deadline: Conduct close-up inspection. The QEWI documents findings and prepares the inspection report.
- Months 6–9 before deadline: If repairs are required, solicit bids from licensed contractors. Begin permit process.
- Months 3–6 before deadline: Perform remediation work. QEWI performs final inspection of repaired areas.
- Before deadline: QEWI files the Technical Report with the DOB through the eFiling system.
How Apex Property Services Can Help
Apex Property Services has managed FISP compliance projects across all five NYC boroughs since 1995. Our in-house team coordinates every aspect of the process — from connecting you with vetted QEWIs to performing all remediation work and managing DOB filings. We've helped hundreds of building owners avoid violations, minimize costs, and get through the FISP process with minimal disruption to tenants and operations.
If your FISP deadline is approaching — or if you've already received a violation — call us immediately. Our project managers are standing by to help you develop a compliance plan.