If you serve on the board of a co-op or condo building taller than six stories in New York City, facade inspections are one of your most critical compliance obligations. Local Law 11, now officially called the Facade Inspection and Safety Program (FISP), requires periodic exterior wall inspections to protect pedestrians and occupants from falling debris. The law was originally enacted after a tragic incident in 1980 when a Barnard College student was killed by falling masonry from a building facade on Broadway. Since then, the requirements have only gotten stricter.
This guide covers everything boards need to know about FISP in 2026, including the current cycle deadlines, what the inspection involves, how much it costs, and how to stay compliant.
What Is FISP and Which Buildings Are Covered
FISP requires that all buildings greater than six stories in New York City have their exterior walls and appurtenances inspected every five years by a Qualified Exterior Wall Inspector (QEWI). Appurtenances include balconies, fire escapes, window guards, terracotta ornamentation, cornices, and any other elements attached to the building exterior. The requirement applies to all building types including residential co-ops and condos, commercial office buildings, and mixed-use properties. There are no exemptions based on building age, condition, or ownership structure.
Cycle 10 Timeline and Filing Deadlines
FISP operates on a five-year cycle system. Cycle 10 began in 2022 and filing deadlines are staggered by the last digit of the building block number. Sub-cycle A covers blocks ending in 4, 5, 6, or 9 with a deadline of February 21, 2024. Sub-cycle B covers blocks ending in 0, 7, or 8 with a deadline of February 21, 2025. Sub-cycle C covers blocks ending in 1, 2, or 3 with a deadline of February 21, 2027. If your building falls in Sub-cycle C, you still have time, but scheduling an inspection now is critical because QEWI availability tightens significantly as deadlines approach.
The Three Classification Categories
After inspection, every building exterior is classified into one of three categories. Safe means the facade is in good condition with no hazardous defects. Safe With a Repair and Maintenance Program (SWARMP) means the facade has non-hazardous conditions that require repair within a specified timeframe, typically one year. Unsafe means the facade has conditions that pose an immediate hazard to public safety. An unsafe classification triggers significant consequences including the requirement to install a sidewalk shed or scaffolding immediately, the obligation to file a repair plan with the DOB, and DOB oversight of all remediation work. Unsafe conditions must be made safe within 90 days.
Who Can Perform FISP Inspections
Only a Qualified Exterior Wall Inspector can perform FISP inspections. A QEWI must be either a licensed Professional Engineer (PE) or a Registered Architect (RA) registered with the New York State Education Department. They must also have at least seven years of relevant experience in facade design, installation, or inspection. When hiring a QEWI, ask for their license number, verify it with NYSED, and request references from similar buildings. The cheapest option is rarely the best for facade inspections where experience and thoroughness matter enormously.
The Inspection Process
A FISP inspection involves two phases. The initial phase is a visual survey of the entire exterior from the ground and accessible locations like rooftops, setbacks, and adjacent buildings. The QEWI identifies areas of concern that require closer examination. The second phase is a close-up inspection using scaffolding, swing stages, rope access, or boom lifts. The inspector examines the facade at close range, probing suspect areas and documenting conditions with photographs and measurements. The close-up inspection must cover at least one probe location per facade that is a minimum of ten linear feet. The entire process typically takes one to three days for average co-op and condo buildings and longer for large or complex facades.
Common Defects Found in Manhattan Buildings
The most common facade defects vary by building age and construction type. Pre-war buildings frequently show deteriorated mortar joints, cracked terra cotta ornamentation, corroded steel lintels and shelf angles, spalling brick, and failing window sills. Post-war buildings more commonly have deteriorated concrete, corroded reinforcing steel, failing sealant joints, and deteriorated window frames. Regardless of building age, water infiltration is the most common underlying cause of facade deterioration. Addressing water management early prevents expensive remediation later.
Costs of FISP Compliance
FISP inspection costs vary significantly based on building size, height, complexity, and facade condition. For a typical Manhattan co-op or condo building, inspection fees range from five thousand to twenty-five thousand dollars or more. If the building receives a SWARMP classification, repair costs can range from tens of thousands to several hundred thousand dollars depending on the scope of work. Unsafe classifications often result in repair costs exceeding one million dollars for large buildings. Sidewalk shed installation and maintenance adds additional ongoing expense, often running ten thousand to twenty thousand dollars per month.
Penalties for Non-Compliance
The DOB imposes penalties of one thousand dollars per month for late FISP filings, and these penalties accumulate quickly on a building that misses its deadline by a year or more. Failure to address unsafe conditions can result in additional DOB violations, civil penalties, and in extreme cases, partial vacate orders. Board members may face personal liability exposure if facade neglect leads to injury. Buildings with outstanding FISP violations also face problems during refinancing and real estate transactions, as lenders and buyers increasingly scrutinize compliance records.
Tri-State Context: Facade Requirements Beyond NYC
While Local Law 11 is specific to New York City, property managers with portfolios across the tri-state area should be aware that New Jersey and Connecticut also have facade inspection requirements for certain building types. Jersey City adopted its own facade inspection ordinance modeled on Local Law 11, and several other NJ municipalities are considering similar legislation. Connecticut requires periodic structural inspections for buildings in certain use categories. The trend is clear: facade inspection requirements are expanding across the region.
Managing FISP Compliance
Boards should track their FISP cycle deadlines at least two years in advance to allow adequate time for scheduling, inspection, and any necessary repairs. Maintain a complete file of all prior FISP reports, repair documentation, and DOB correspondence. If your building received a SWARMP classification in a previous cycle, verify that all required repairs were completed and documented before the next inspection. Compliance management software that tracks FISP deadlines alongside your other building inspection requirements ensures nothing falls through the cracks.
KomplyOS Team
Product & Industry Insights
Sharing practical insights on building compliance, inspection operations, and growing a successful compliance business in New York City.