Local Law 11 / FISP Facade Inspections: Cycles, SWARMP vs Unsafe, and Filing
11 min read · Updated 2025-01-15
NYC Local Law 11 (FISP) requires facade inspections for buildings over 6 stories. Understand inspection cycles, SWARMP vs Unsafe classifications, repair requirements, and DOB filing deadlines.
FISP Basics and Inspection Requirements
What is FISP and what does Local Law 11 require?
The Facade Inspection Safety Program (FISP), commonly called "Local Law 11," requires owners of buildings more than six stories tall to have their exterior walls and appurtenances (parapets, balconies, cornices, window guards) inspected by a licensed professional (a Qualified Exterior Wall Inspector, or QEWI) every five years. FISP was enacted after a series of facade failures caused deaths on NYC sidewalks. Non-compliance results in substantial civil penalties, and unsafe facades require immediate protective measures like sidewalk sheds.
What is the current FISP inspection cycle?
FISP inspections are organized into cycles and sub-cycles based on the last digit of the block number. The current cycle is Cycle 9 (2020-2024). Within each cycle, buildings are divided into three sub-cycles: Sub-cycle A (block numbers ending in 4, 5, 6), Sub-cycle B (block numbers ending in 7, 8, 9), and Sub-cycle C (block numbers ending in 0, 1, 2, 3). Each sub-cycle has a specific filing window. Always confirm your sub-cycle and deadline with DOB or a licensed engineer.
What does a QEWI do during a FISP inspection?
A Qualified Exterior Wall Inspector (a licensed PE or RA with required experience) physically examines the building's facade, typically from a scaffold or swing stage to get close to the masonry. They look for spalling concrete, failing mortar joints, deteriorating sealants, corroded lintels, unsafe parapets, loose cornices, and other conditions. They produce a technical report and file the required FISP report with DOB.
What does SWARMP mean for a FISP inspection?
SWARMP stands for "Safe With a Repair and Maintenance Program." It is the middle classification between Safe and Unsafe. A SWARMP designation means the facade has conditions that don't require immediate emergency action but must be addressed within the current cycle before they become unsafe. Owners with a SWARMP designation must develop and follow through on a repair program. SWARMP conditions that deteriorate without correction can be reclassified as Unsafe.
What happens if my building is classified as Unsafe under FISP?
An Unsafe classification means there is an immediate risk to the public. The QEWI must notify DOB immediately and the building must erect a sidewalk shed (scaffold) within five days to protect pedestrians. The unsafe condition must be corrected within 90 days of the filing. DOB may also issue a violation and OATH penalty. Failure to act on an Unsafe classification is treated very seriously and can result in DOB escalating to emergency action.
How do I file the FISP report with DOB?
Your QEWI files the FISP report electronically through DOB NOW: Build. The filing includes the inspection report, condition classification, photos, and any required repair plans. You need your building's BBL and the QEWI's professional license number. After filing, DOB reviews the submission. If conditions are SWARMP or Unsafe, follow-up filings are required after repairs.
What are the penalties for missing the FISP filing deadline?
Missing the FISP filing deadline triggers a DOB violation and civil penalties. First-time non-filers face penalties starting at $1,000 per month. Repeated non-compliance can result in penalties accumulating significantly and DOB placing a flag on the property. Buildings that haven't filed in multiple cycles can face penalties of tens of thousands of dollars. DOB publishes lists of non-compliant buildings.
Does FISP apply to all buildings over six stories?
FISP applies to all buildings more than six stories tall in NYC, with limited exceptions. It covers residential, commercial, and mixed-use buildings. However, a building exactly six stories may or may not be covered depending on how stories are counted — the rule generally uses "more than six stories" as the threshold. DOB BIS will confirm whether a specific building is on the covered list.
How much does a FISP inspection cost?
FISP inspection costs vary widely based on building size, height, and facade complexity. A basic inspection for a mid-size residential building might run $5,000 to $15,000 for the QEWI's fee. Scaffold or swing stage costs, if required for close-up inspection, are additional and can run from $10,000 to $100,000+ depending on the building. Repair costs depend entirely on what the inspection uncovers. Budget for repairs separately from the inspection fee.
What is a critical examination under FISP?
A critical examination (commonly called a "hands-on" inspection) is required when there are conditions on the facade that cannot be assessed from a distance. DOB may require a critical examination rather than a standard inspection for buildings with known issues or buildings that filed SWARMP in the prior cycle without completing repairs. During a critical examination, the QEWI must physically access and test the facade surface — probing mortar joints, tapping masonry, and testing sealants — not just observe from a scaffold.