FISP and Local Law 11 Inspections: What NYC Building Owners Need to Know

What Is FISP (Formerly Local Law 11)?

The Facade Inspection Safety Program (FISP)—historically known as Local Law 11—is New York City's mandatory facade inspection program requiring owners of buildings taller than six stories to have their exterior walls and appurtenances inspected every five years by a Qualified Exterior Wall Inspector (QEWI).

Enacted in response to facade failures that caused pedestrian injuries and fatalities, FISP is one of the most significant building safety regulations in New York City. Understanding its requirements is essential for every building owner and property manager overseeing a qualifying structure.

FISP Inspection Requirements

Which Buildings Are Subject to FISP?

FISP applies to buildings that are:

• Greater than six stories in height
• Located in New York City (all five boroughs)
• Including both occupied and unoccupied structures

This encompasses thousands of buildings across Manhattan, Brooklyn, Queens, the Bronx, and Staten Island.

Inspection Cycle and Filing Deadlines

FISP operates on a five-year inspection cycle. Buildings are assigned to specific filing sub-cycles based on their last digit of the block number. The filing deadline for each sub-cycle is established by the NYC Department of Buildings.

Missing the filing deadline results in violations and potential fines. Building owners should track their filing sub-cycle and begin the inspection process well in advance of the deadline.

The FISP Inspection Process

Qualified Exterior Wall Inspector (QEWI)

FISP inspections must be performed by a QEWI—a licensed Professional Engineer (PE) or Registered Architect (RA) who has demonstrated qualifications in facade inspection. The QEWI must:

• Hold a current PE or RA license in New York State
• Have relevant experience in exterior wall assessment
• Meet the DOB's qualification requirements for FISP inspections

Inspection Scope

A FISP inspection covers all exterior wall surfaces and appurtenances, including:

• Facade materials: Brick, stone, terra cotta, concrete, metal panels, EIFS, curtain walls
• Mortar joints: Condition, deterioration, and repointing needs
• Coping and parapet walls: Structural integrity and weatherproofing
• Lintels and shelf angles: Corrosion, deflection, and bearing conditions
• Window sills and surrounds: Cracking, spalling, and water infiltration
• Balconies and fire escapes: Structural condition and anchorage
• Cornices and ornamental elements: Stability and attachment
• Expansion joints and sealants: Function and deterioration
• Through-wall flashings: Presence and condition

Inspection Methods

FISP inspections typically involve:

1. Close-up visual inspection from swing stages, scaffolds, or rope descent systems
2. Sounding (tapping) to detect hollow areas or delamination
3. Probe openings to assess concealed conditions when warranted
4. Photography documenting conditions observed
5. Laboratory testing of material samples when necessary

The extent of close-up inspection is determined by the QEWI based on observed conditions and professional judgment.

FISP Classification System

After inspection, the QEWI classifies each building facade condition as:

SAFE

The facade is in good condition with no observed hazardous conditions. No repairs are required before the next inspection cycle.

SAFE WITH A REPAIR AND MAINTENANCE PROGRAM (SWARMP)

The facade has conditions that are not immediately hazardous but require repair within a specified timeframe to prevent deterioration to an unsafe condition. A SWARMP filing requires the owner to complete repairs before the next inspection cycle.

UNSAFE

The facade has conditions that pose an immediate hazard to public safety. When a facade is classified as unsafe, the QEWI must:

1. Notify the DOB immediately
2. Install public protection (sidewalk shed, netting, or barriers) within 24 hours
3. File an unsafe condition report with the DOB
4. Monitor conditions until repairs are completed

Unsafe conditions require prompt corrective action and ongoing public protection until the hazard is remediated.

Common Facade Deficiencies Found in NYC Buildings

Pre-War Buildings (Pre-1940)

• Deteriorated mortar joints requiring repointing
• Corroded steel lintels causing brick displacement
• Spalling terra cotta ornamental elements
• Deteriorated stone coping and cornices
• Cracked or displaced brick masonry

Post-War Buildings (1940-1980)

• Concrete spalling with exposed reinforcement
• Deteriorated expansion joints
• Failed sealant at window perimeters
• Corrosion at steel shelf angles
• Curtain wall gasket deterioration

Modern Construction (Post-1980)

• Curtain wall system failures
• EIFS water infiltration issues
• Metal panel fastener corrosion
• Sealant joint failures
• Stone veneer anchor corrosion

Cost Considerations for Building Owners

FISP compliance involves several cost components:

• Inspection fees: QEWI professional services and access costs
• Access equipment: Scaffold, swing stage, or rope descent system rental
• Repair costs: Addressing identified deficiencies
• Public protection: Sidewalk sheds or netting for unsafe conditions
• Filing fees: DOB filing costs

Building owners should budget for FISP compliance as a regular operating expense. Proactive maintenance between inspection cycles can significantly reduce repair costs when the next FISP inspection occurs.

Frequently Asked Questions

What is the penalty for missing a FISP filing deadline?

Late filings result in DOB violations and potentially significant fines. Buildings with overdue filings may also face increased scrutiny and enforcement.

Can I use my building's maintenance scaffold for FISP inspection?

If the scaffold provides adequate access to all facade areas, it may be used. The QEWI determines whether the access method is sufficient for a thorough inspection.

How long do SWARMP repairs have to be completed?

SWARMP repairs must be completed before the next FISP filing deadline. Building owners should develop a repair timeline that allows for DOB review and approval.

Does FISP apply to the rear facade?

Yes. FISP requires inspection of all exterior wall surfaces, including rear and side facades, not just the street-facing elevation.