When is your building’s facade inspection due?
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If your building is over six stories in New York City, you have a Local Law 11 obligation. The Facade Inspection Safety Program — known as FISP — requires every owner to have a Qualified Exterior Wall Inspector examine the facade every five years and file the results with the NYC Department of Buildings. We are now in Cycle 10, which runs February 21, 2025 through February 20, 2030, and sub-cycle deadlines are coming due for every building in the city on a staggered schedule.
We help NYC building owners, co-op and condo boards, and property managers stay ahead of FISP deadlines and resolve the repair work that inspection reports trigger. PE-stamped inspections. Engineer-led repair scopes. Direct DOB NOW filing. We work on buildings from pre-war co-ops on the Upper West Side to high-rise towers in Long Island City.
What is Local Law 11 / FISP?
NYC Local Law 11 of 1998 — now operating as the Facade Inspection Safety Program (FISP) under §28-302 of the NYC Administrative Code and Title 1, Chapter 103 of the Rules of the City of New York — requires every NYC building with more than six stories to be inspected for facade safety once every five years.
The law was enacted in response to the 1979 death of Barnard College student Grace Gold, who was struck and killed by falling masonry from a building on Broadway. Since then, the program has been updated through multiple cycles (currently in Cycle 10) and now covers tens of thousands of buildings across the five boroughs.
The inspection must be performed by a Qualified Exterior Wall Inspector (QEWI) — a NYC-licensed Professional Engineer or Registered Architect with at least seven years of exterior wall experience. The QEWI examines every exterior wall and appurtenance from grade level and from at least one close-up scaffold drop, rope-access descent, or equivalent inspection method. They then file a report classifying the facade as Safe, SWARMP, or Unsafe.
Cycle 10 deadlines by sub-cycle
Filing windows are staggered across three sub-cycles based on the last digit of your building’s tax block number (the BLOCK in your Borough-Block-Lot / BBL). Here is the Cycle 10 schedule:
| Sub-cycle | Block last digit | Filing window |
|---|---|---|
| A | 4, 5, 6, 9 | February 21, 2025 – February 20, 2027 |
| B | 0, 7, 8 | February 21, 2026 – February 20, 2028 |
| C | 1, 2, 3 | February 21, 2027 – February 20, 2029 |
Your building’s block number is part of your BBL (Borough-Block-Lot) and can be looked up free on the NYC DOB Property Profile, or found at the top of any prior FISP filing.
Not sure when your building is due? Use our block deadline lookup tool — enter your block number, get your sub-cycle and exact filing window.
The three classifications — Safe, SWARMP, Unsafe
Every FISP report classifies the facade in one of three ways. Each carries very different obligations:
Safe. No problematic conditions observed. No further action needed until the next cycle five years later.
Safe With a Repair and Maintenance Program (SWARMP). Conditions exist that are not currently dangerous to the public but will become unsafe before the next cycle if not addressed. SWARMP conditions must be repaired before the next inspection — typically within the five-year window. Failing to repair SWARMP conditions before the next cycle reclassifies them as Unsafe and triggers DOB penalties.
Unsafe. Conditions exist that present a current or imminent danger to public safety. Unsafe filings trigger a strict repair timeline. Pedestrian protection — sidewalk sheds, scaffolding, or netting — must be installed within days. DOB monitors progress and assesses substantial penalties for non-compliance.
Filing fees and penalties — 2026
The Department of Buildings charges fees for filing the FISP report and assesses penalties for non-compliance:
| Fee or penalty | Amount |
|---|---|
| Initial FISP report filing | $425 |
| Each filing extension | $305 |
| Late filing penalty | $1,000 per month |
| Failure to file (annual) | $5,000 per year |
| SWARMP non-compliance | $2,000 per condition |
| Unrepaired Unsafe condition | Up to $40 per linear foot per month |
These are DOB fees only — they do not include the cost of the inspection itself or any repair work. For full cost transparency, see our Facade Inspection Cost Guide and Facade Repair Cost Guide.
What we do
Inspection services
We perform full FISP / Local Law 11 inspections under a NYC-licensed QEWI. Every report is PE- or RA-stamped and filed directly to DOB NOW.
- Full exterior facade inspection
- Close-up examination via scaffold drop, pipe scaffolding, or boom lift
- Condition survey
- PE or RA (Registered Architect) stamped report
- DOB NOW filing
- Repair cost estimation
- Area quantity takeoffs
Repair services
When inspection identifies SWARMP or Unsafe conditions, we coordinate the repair scope and file the DOB repair permit set.
- Brick pointing and brick replacement
- Parapet repair and rebuild
- Lintel repair and replacement
- Terra cotta restoration
- Spalling concrete repair
- Facade waterproofing and sealants
What to expect — the FISP process from start to finish
- Initial consultation. We talk through your building, your prior filing history, and what is coming due.
- Scope and quote. Written proposal with inspection scope, access method, and fixed pricing.
- Field inspection. Full perimeter visual examination plus close-up access on the elevations that require it.
- Report drafting. QEWI prepares the formal FISP report with findings, photographs, and classification.
- Owner review. We walk you through the findings before filing, especially if any conditions are SWARMP or Unsafe.
- DOB NOW filing. PE- or RA-stamped report filed directly to the Department of Buildings.
- Repair coordination (if required). For SWARMP or Unsafe filings, we scope the repair work, manage permits, or oversee the construction.
- Post-repair re-inspection and amended filing. QEWI confirms repair completion and files an amended report to remove the SWARMP or Unsafe classification.
Why work with us
- PE- or RA-stamped reports filed by a NYC-licensed Qualified Exterior Wall Inspector
- NYC DOB prefers a single point of contract from FISP inspection to repair permit drawings prepared under the same professional license
- Engineer-led scope — repair work is specified by the same firm that performs the inspection, eliminating the contractor-engineer coordination problem most owners deal with
- All four boroughs — Manhattan, Brooklyn, Queens, Bronx
- Transparent pricing — written quote with fixed scope, no surprise add-ons
Boroughs we serve
We work on buildings across NYC. Service-area pages with project examples and borough-specific notes:
- Facade inspection & repair in Manhattan
- Facade inspection & repair in Brooklyn
- Facade inspection & repair in Queens
- Facade inspection & repair in the Bronx
Plus high-density FISP neighborhoods: Upper West Side · Upper East Side · Williamsburg · Long Island City · Park Slope · Chelsea · Tribeca · Riverdale
Frequently asked questions
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Does my building have to file FISP?
Yes, if it is more than six stories. The law applies to every building taller than six stories regardless of use type (residential, commercial, mixed-use). Buildings six stories or shorter are exempt from FISP but may still be subject to NYC’s annual parapet inspection requirement (LL126/2021).
How do I know if my building is in Sub-cycle A, B, or C?
The sub-cycle is determined by the last digit of your building’s tax block number (the BLOCK in your Borough-Block-Lot / BBL). Block numbers ending in 4, 5, 6, or 9 are Sub-cycle A. Block numbers ending in 0, 7, or 8 are Sub-cycle B. Block numbers ending in 1, 2, or 3 are Sub-cycle C. Use our block deadline lookup tool for your exact filing window.
How much does a FISP inspection cost?
Inspection costs vary by building size, access method, and complexity. Typical Manhattan co-op inspections range from [INSERT GEI RANGE]. See our full Facade Inspection Cost Guide for ranges by building type and access method.
What happens if I miss my filing deadline?
Late filings accrue $1,000 per month in DOB penalties, plus a $5,000 annual failure-to-file fee. Beyond the financial penalty, late filings trigger an open DOB violation that can complicate insurance, refinancing, and any future sale of the building.
My report came back SWARMP — how long do I have to repair?
SWARMP conditions must be remediated before the next FISP cycle (typically within five years). If they remain unrepaired by the next inspection, they are reclassified as Unsafe and trigger immediate repair obligations plus DOB penalties.
My report came back Unsafe — what is the timeline?
You have approximately 30 days to install pedestrian protection (sidewalk shed, netting, or similar) and 90 days to begin repair work. DOB monitors progress and assesses penalties for missed milestones.
Can drones be used for FISP inspections?
Drones can supplement an inspection but cannot replace the required close-up physical examination. Many areas of a facade — particularly heavily-detailed cornices, parapets, and high terra cotta — still require physical access via rope, scaffold drop, or swing stage.
Do I need to inspect balconies and railings?
Yes. Cycle 10 includes mandatory examination of balcony railings, guards, and parapet observation. Balconies that have been enclosed (e.g., converted to interior space) have additional rules.
Who is qualified to perform a FISP inspection?
The inspector must be a Qualified Exterior Wall Inspector (QEWI) — a NYC-licensed Professional Engineer or Registered Architect with at least seven years of exterior wall experience. The QEWI signs and seals the final report.
Can I file the FISP report myself?
No. Reports must be filed by the QEWI through DOB NOW: Safety. The building owner can be involved in the filing process but cannot sign or submit the report.
Do parking garage inspections count as facade inspections?
No — those are governed by Local Law 126 (Parking Structure Inspection Program), which has its own separate cycle and inspector qualifications. Same buyer (property managers, boards), different filing.
How long does the entire FISP cycle take from start to finish?
A clean Safe inspection plus filing can be done in 4–8 weeks. A SWARMP filing with repair work takes 6 months to 2 years depending on scope. An Unsafe filing typically takes 3–12 months for repair, sidewalk shed permits, and post-repair re-inspection.
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