Local Law 11 Facade Inspection: NYC FISP Compliance Guide

If you own or manage a building over 6 stories in New York City, Local Law 11 is one of the most consequential regulations you'll deal with. A failed inspection can trigger hundreds of thousands of dollars in facade repairs, mandatory sidewalk shed installation, and DOB enforcement actions. Getting it right matters.

This guide covers everything about Local Law 11 and FISP as of 2026, including Cycle 10 requirements, the new Local Law 49 changes, classifications, costs, and what happens when things go wrong.

What Is Local Law 11?

Local Law 11 of 1998 created the Facade Inspection and Safety Program (FISP). It replaced the earlier Local Law 10 of 1980, which was itself passed after a pedestrian was killed by falling masonry from a building facade on the Upper West Side.

The law requires buildings taller than 6 stories to have their exterior walls and appurtenances (balconies, cornices, parapets, fire escapes, railings) inspected every 5 years by a Qualified Exterior Wall Inspector (QEWI). The QEWI files a report with the DOB classifying the facade's condition.

FISP is currently in Cycle 10. Reports are filed electronically through DOB NOW: Safety.

Who Is a QEWI?

A Qualified Exterior Wall Inspector is a licensed Professional Engineer (PE) or Registered Architect (RA) with specific facade inspection credentials. Not every engineer or architect qualifies. QEWIs must have demonstrable experience in exterior wall assessment and be registered with the DOB.

QEWI inspections aren't drive-by visual assessments from the sidewalk. The law requires close-up inspections using scaffolding, rope access (rappelling), or boom lifts. The QEWI physically examines the facade surface, probes suspect areas, and documents conditions with photographs.

Finding a QEWI usually means hiring a facade engineering firm. Well-known FISP specialists in NYC include SUPERSTRUCTURES, Rand Engineering, and Hoffmann Architects, among others. Costs for the QEWI inspection itself range from $5,000 to $25,000+ depending on building height, facade complexity, and access requirements.

FISP Classifications: Safe, SWARMP, Unsafe

After inspecting your building, the QEWI assigns one of three classifications. The classification determines what you need to do next and how quickly.

Safe

No problems found. Your building gets a 5-year clearance until the next inspection cycle. This is the best outcome and means your facade is in good condition with no repairs needed.

SWARMP (Safe With a Repair and Maintenance Program)

The QEWI found minor to moderate issues that need attention but don't pose an immediate safety hazard. Common SWARMP conditions include deteriorated mortar joints, minor cracking, worn sealants, and surface-level spalling.

With a SWARMP classification, you must complete the repairs within the timeframe specified in the QEWI's report. Sub-cycle 10B opens February 21, 2026, specifically to address remaining SWARMP conditions from earlier in Cycle 10. If you haven't completed your SWARMP repairs, now is the time.

Unsafe

The QEWI found conditions that pose an immediate risk of falling debris or structural failure. This is the classification every building owner wants to avoid.

An Unsafe classification triggers several immediate requirements:

• Install protective measures within 30 days, usually a sidewalk shed
• Begin emergency repairs on the hazardous conditions
• File progress reports with the DOB on repair status
• Complete all repairs and get re-inspected to upgrade the classification

Failure to act on an Unsafe classification results in ECB violations with fines up to $25,000 per violation. The DOB can also issue a vacate order if the condition is severe enough to endanger building occupants.

What Gets Inspected

The QEWI inspects all exterior surfaces and building elements that could deteriorate or become a falling hazard. This includes:

• Exterior walls: Brick, stone, concrete, stucco, EIFS, curtain wall systems
• Mortar joints: Condition of pointing between masonry units
• Lintels: Steel support beams above windows and openings (a very common failure point in older NYC buildings)
• Cornices and parapets: Decorative and structural elements at the roofline
• Terra cotta: Ornamental elements common on pre-war buildings
• Balconies and railings: Structural integrity and attachment points
• Fire escapes: Condition of connections to the building
• Sealants and waterproofing: Caulking around windows, expansion joints

For a deeper look at common issues found during facade inspections and what repairs cost, see our guide on facade inspections in NYC.

Costs: Inspection and Repairs

Local Law 11 compliance is one of the most expensive building maintenance obligations in NYC. Here's what to budget:

Item	Cost Range
QEWI inspection (Safe building)	$5,000 - $15,000
QEWI inspection (complex/tall building)	$15,000 - $25,000+
SWARMP repairs (minor)	$50,000 - $150,000
Unsafe repairs (major facade work)	$150,000 - $500,000+
Sidewalk shed (if Unsafe)	$15,000 - $50,000+ install
Sidewalk shed monthly maintenance	$2,000 - $8,000+/month
DOB filing fees	Varies

The inspection cost is the easy part. Repairs are where the real money goes. A building with failed lintels across multiple floors can easily spend $200,000 to $400,000 on replacement and restoration. Add a sidewalk shed and the monthly carry costs, and the total can exceed half a million dollars for a serious facade project.

This is why regular maintenance between inspection cycles matters. Catching problems early, before they reach Unsafe status, saves significant money over time.

2026 Updates: Local Law 49

Local Law 49 of 2025 is the most significant change to the facade inspection program in years. Here's what it does:

• Directs the DOB to evaluate the "appropriate time period" for facade inspections
• Sets the critical examination interval to between 6 and 12 years (currently 5 years)
• Effective date: October 1, 2026

This doesn't change your Cycle 10 obligations. If your building is due for a FISP report in 2026, you still need to file it. But it signals that future cycles may have longer intervals, which could reduce long-term compliance costs for building owners.

The Facade Rule was last revised on November 11, 2021. Combined with Local Law 49, the regulatory framework for facade inspections is evolving. Building owners should stay current with DOB announcements through the official FISP page.

Connection to Sidewalk Sheds

Local Law 11 and sidewalk sheds are deeply connected. An Unsafe facade classification is one of the most common reasons buildings in NYC end up with sidewalk sheds.

Under the new 2026 rules, sidewalk shed permits are now limited to 90 days with no automatic renewal. This creates urgency for building owners with Unsafe facades: you can't just install a shed and sit on it for years anymore. You need to start facade repairs quickly and demonstrate active work to keep your shed permit current.

This is a major shift from the old system, where sheds could stay up for years (sometimes decades) while building owners delayed repairs. The "Get Sheds Down" initiative is specifically targeting this pattern. For the full breakdown of the new rules, read our sidewalk shed guide.

The FISP Filing Process

FISP reports are filed electronically through DOB NOW: Safety. Here's the process:

1. Hire a QEWI and schedule the close-up inspection
2. QEWI performs the inspection using scaffolding, rope access, or boom lift
3. QEWI prepares the FISP report with classification, photographs, and repair recommendations
4. Building owner or representative files the report through DOB NOW: Safety
5. If SWARMP or Unsafe: Complete required repairs within the specified timeframe
6. After repairs: QEWI re-inspects and files an amended report upgrading the classification

The DOB reviews filed reports and may conduct spot-checks. Incomplete or late filings result in violations and potential enforcement actions.

How PermitExpertsNYC Helps

Local Law 11 compliance involves coordination between building owners, QEWIs, contractors, and the DOB. We manage this entire process for buildings across NYC.

• Connect you with experienced QEWIs who specialize in your building type
• Coordinate inspection scheduling and building access
• File FISP reports through DOB NOW: Safety
• Manage sidewalk shed permits if an Unsafe classification requires one
• Coordinate facade repair contractors and necessary permits
• Track Sub-cycle 10B deadlines for SWARMP conditions
• Resolve any ECB violations related to facade compliance

We also handle other NYC building law requirements, including Local Law 152 gas inspections. Visit our homepage to learn more, or check our pricing.