Local Law 11 Questions, Answered Plainly

Local Law 11 is the common name for NYC's facade inspection requirements, administered through the Facade Inspection and Safety Program (FISP). The program helps identify exterior-wall conditions that could endanger the public.

Generally, buildings higher than six stories are covered. The building's address and records can help confirm whether FISP applies.

Covered buildings need a facade inspection every five years. Each building is assigned a filing window within the applicable cycle.

A Department-approved Qualified Exterior Wall Inspector (QEWI) performs the inspection. The inspector must be a New York State-licensed Professional Engineer or Registered Architect who meets the program's requirements.

The building owner is responsible. For a co-op or condominium, the corporation or association typically acts through its board.

SAFE means no conditions requiring repair during the applicable period. SWARMP identifies conditions that need repair or maintenance before they become unsafe. UNSAFE means conditions pose a current public-safety concern and require immediate protective action.

The report records the building and inspector details, observed conditions, supporting photographs, the overall classification and applicable repair timeframes.

The QEWI submits the report through DOB NOW: Safety. The owner must provide required information and authorization for the filing.

An amended report updates the Department of Buildings' record after relevant conditions have been corrected or the report information needs to change.

The deadline depends on your building's assigned sub-cycle and filing status. Check the DOB filing information or consult our Cycle 9 deadline guide. Confirm the current requirements for your property rather than relying on an old cycle date.

Civil penalties may apply when a required report has not been filed. Additional obligations may remain until the building's filing status is resolved.

Filing may stop further late-filing penalties when the applicable requirements are met, but existing balances and separate violations may remain. Confirm your account status with DOB.

Extensions may be available in specific circumstances, including certain repair situations. Eligibility and timing depend on DOB rules, so ask your QEWI about the available process early.

Required work depends on the findings and classification. Unsafe conditions need prompt protective action, while SWARMP conditions have specified repair and maintenance timeframes.

A sidewalk shed may protect pedestrians from an unsafe exterior condition or work taking place above the sidewalk. The reason for the shed determines what must happen before removal.

Resolve the condition or complete the work, provide the required documentation and confirm that applicable approvals are in place. Then coordinate removal with the appropriate contractor.

Keeping inspection and repair roles separate can help preserve independent findings and make contractor bids easier to compare.

Pricing depends on building height, the areas to be examined and the access required. Request a written quote based on your property's specific conditions.

Repair costs depend on the findings, the amount of work required, materials, access and any additional project requirements. A site-specific scope is more useful than a generic estimate.

Boards may consider reserves, assessments, borrowing or phasing eligible work where permitted. Review the financial and legal implications with the board's professional advisers.

Two or three bids based on the same written scope can make comparisons more meaningful. Check exclusions, insurance, access costs and the proposed schedule as well as the total price.

The program applies citywide to covered buildings, not to selected neighborhoods. See every Queens neighborhood we serve.

Some exterior work on landmarked properties or buildings within a historic district may require Landmarks Preservation Commission approval. Confirm the property's status before finalizing the work scope.

The same citywide program applies. Exposure to salt air, wind and moisture can affect deterioration, so the inspector should assess the building's actual condition.

The core FISP requirements are citywide. Sidewalk activity, storefront access, and site conditions can affect how inspection access, protection and repair work are planned.

The inspection is performed by a qualified professional from our partner network. The proposal should identify the inspector and relevant credentials so you can verify them independently.

Yes. You can choose your own contractor. Comparing their proposal with the written repair scope helps you assess whether the work, exclusions and pricing align.

Send us your building address and a brief description of your concern. We can explain the next steps and provide a written quote where appropriate.