Local Law 11
Facade Inspection & Safety Program (FISP) requirements for NYC buildings over 6 stories. Understand inspection cycles, QEWI qualifications, classifications, and filing deadlines.
What is FISP (Local Law 11)?
Local Law 11, formally known as the Facade Inspection & Safety Program (FISP), requires all NYC buildings greater than six stories to have their exterior walls inspected by a Qualified Exterior Wall Inspector (QEWI) every five years and file a technical report with the NYC Department of Buildings.
Originally enacted in 1998 and amended multiple times, the law was created to protect pedestrians and building occupants from falling facade elements. Under FISP, the QEWI must perform a close-up, hands-on examination of the building's facade and classify the facade condition.
The program operates on a rolling five-year cycle. The current FISP Cycle 10 is underway, with filing deadlines staggered based on the building's tax block number.
What are the FISP facade classification categories?
After a FISP inspection, the QEWI classifies the facade into one of three categories: Safe (no deficiencies), SWARMP (minor issues requiring a maintenance program), or Unsafe (hazardous conditions requiring immediate protective measures and remediation).
| Classification | Meaning | Action Required |
|---|---|---|
| Safe | No deficiencies noted | None until next cycle |
| SWARMP | Safe With a Repair and Maintenance Program — minor conditions, no immediate hazard | Develop and implement a repair plan; file progress reports |
| Unsafe | Hazardous conditions present | Install sidewalk sheds/netting immediately; begin remediation; file amended report within 30 days |
A single unsafe condition on any part of the facade results in an Unsafe classification for the entire building, even if the rest of the exterior is in good condition.
Who can perform a FISP inspection?
Only a Qualified Exterior Wall Inspector (QEWI) — a New York State licensed Professional Engineer (PE) or Registered Architect (RA) with at least seven years of relevant facade experience and DOB acceptance — can perform FISP inspections and certify the inspection report.
QEWI requirements per the NYC Department of Buildings:
- A licensed Professional Engineer (PE) or Registered Architect (RA) in New York State
- At least seven years of relevant experience in exterior wall design, installation, repair, or inspection
- Accepted by the NYC DOB as a QEWI (application and portfolio review required)
The inspection must include close-up examination of the facade, which typically requires scaffolding, swing stages, or drones (for initial survey only — hands-on inspection is still required for critical areas). The QEWI must personally observe conditions and cannot delegate the inspection to unlicensed staff.
The final report must include photographs, drawings indicating the location of deficiencies, and the overall facade classification.
When are FISP filing deadlines?
FISP filing deadlines are determined by the last digit of the building's tax block number, divided into three sub-cycles (A, B, C) within each five-year FISP cycle. Late filings — even by one day — result in DOB violations and penalties.
| Sub-Cycle | Block Numbers Ending In |
|---|---|
| Sub-Cycle A | 4, 5, 6, 7 |
| Sub-Cycle B | 8, 9, 0 |
| Sub-Cycle C | 1, 2, 3 |
Building owners should begin the inspection process at least 12–18 months before their deadline to account for scheduling, weather delays, and report preparation time. Check the DOB FISP filing calendar for your building's specific deadline.
What are the penalties for FISP non-compliance?
Non-compliance with FISP carries DOB violations, civil penalties reaching tens of thousands of dollars, mandatory sidewalk shed installation at the owner's expense, stop-work orders on other building permits, and personal liability for owners if a falling facade element causes injury.
- DOB violations for failure to file the required inspection report by the deadline
- Civil penalties that can reach tens of thousands of dollars, especially for buildings with Unsafe conditions that remain unremediated
- Mandatory sidewalk shed installation for Unsafe facades — at the owner's expense — until repairs are completed
- DOB stop-work orders on other building permits until FISP violations are resolved
- Personal liability for building owners in the event of an injury caused by a falling facade element
The NYC DOB has increased enforcement of FISP requirements in recent years, making proactive compliance more important than ever.
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Frequently Asked Questions
Which buildings are subject to Local Law 11 (FISP)?
All buildings greater than six stories in height are subject to the Facade Inspection Safety Program (FISP) under Local Law 11. This includes residential, commercial, and mixed-use buildings throughout the five boroughs of New York City.
What is a QEWI and who qualifies?
A Qualified Exterior Wall Inspector (QEWI) is a licensed professional engineer (PE) or registered architect (RA) who has at least seven years of relevant experience and has been accepted by the DOB to perform facade inspections. The QEWI must personally observe the facade conditions and certify the inspection report.
What are the FISP classification categories?
Facades are classified into three categories: Safe (no problems found), SWARMP (Safe With a Repair and Maintenance Program — minor issues that need attention but pose no immediate hazard), and Unsafe (conditions that are hazardous and require immediate remediation, including installation of protective scaffolding or sidewalk sheds).
How often must facade inspections be performed?
Facade inspections are required every five years under the FISP cycle. The current cycle (Cycle 10) has filing deadlines staggered by the last digit of the building's tax block number to distribute the inspection workload across the five-year period.
What happens if my building is classified as Unsafe?
If a facade is classified as Unsafe, the building owner must immediately install protective measures (such as sidewalk sheds or netting) and begin remediation work. An amended report must be filed within 30 days detailing the protective measures. All unsafe conditions must be repaired, and a subsequent inspection filed showing the facade is now Safe or SWARMP before the end of the filing cycle.
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