Local Law 11, officially the Facade Inspection Safety Program (FISP), requires owners of NYC buildings taller than six stories to have their exterior walls and appurtenances inspected by a licensed engineer or architect every five years. If your Brooklyn building falls into this category, you’re legally required to file a report with the Department of Buildings (DOB) on a set cycle — and missing that deadline can result in significant fines.
If you’re not sure whether your building qualifies, or when your next inspection cycle falls due, that’s the first thing to check before any facade or restoration work gets planned.
What Buildings Does Local Law 11 (FISP) Apply To?
FISP applies to any building in New York City with more than six stories, regardless of whether it’s residential, commercial, or mixed-use. This covers a meaningful share of Brooklyn’s building stock, particularly larger multi-family buildings and mixed-use properties in denser neighborhoods like Williamsburg, Park Slope, Brooklyn Heights, Clinton Hill, and Prospect Heights, where taller pre-war and post-war buildings are common alongside the borough’s classic brownstones.
Buildings six stories or shorter are not subject to FISP, though facade maintenance is still worth staying on top of regardless of legal requirement — deferred facade issues tend to get more expensive the longer they go unaddressed.
How Often Does FISP Require Facade Inspections?
FISP operates on a five-year cycle, split into sub-cycles based on the last digit of the building’s block number, which the DOB uses to stagger filings citywide rather than requiring every building to file at once. Each cycle requires:
- A qualified exterior wall inspection (QEWI) — conducted by a licensed architect or engineer, including a close-up inspection of the facade from a drop scaffold, boom lift, or other qualifying access equipment, not just a inspection from the ground or through binoculars.
- A filed report with the DOB, classifying the facade condition as Safe, Safe with a Repair and Maintenance Program (SWARMP), or Unsafe.
- Any required repairs, particularly for conditions classified as Unsafe, which typically require immediate remediation and can trigger public safety measures like sidewalk sheds if not addressed.
What Happens If a Building Misses Its FISP Deadline?
Missing a FISP filing deadline can result in DOB penalties, which escalate the longer the report goes unfiled. Buildings with a facade classified as Unsafe that don’t complete required repairs can also face:
- Mandatory sidewalk sheds or protective netting, which typically stay up (and cost money) until repairs are completed and a new report is filed
- Additional DOB violations and fines
- Potential legal exposure if a facade condition leads to injury or property damage before it’s addressed
This is part of why proactive facade maintenance — rather than waiting until an inspection flags a problem — tends to be the more cost-effective approach for building owners.
Safe, SWARMP, or Unsafe: What Do These Classifications Mean?
- Safe: No visible deficiencies requiring repair; the facade is in good standing until the next cycle.
- SWARMP (Safe with a Repair and Maintenance Program): Minor conditions exist that need monitoring or ongoing maintenance, but don’t require immediate repair. A maintenance plan must be filed and followed.
- Unsafe: Conditions exist that pose a public safety risk. This typically requires immediate protective measures (like sidewalk sheds) and a repair plan filed with the DOB within a set timeframe.
We’ve seen questions about these classifications come up regularly on subreddits like r/AskNYC and r/nyc, particularly from building owners and co-op board members trying to understand why a sidewalk shed has gone up on their building, or how long they’ll be required to keep it there — the short answer is usually: until the required repair is completed and the report is refiled with the DOB.
What should i do my Building Is Due for a FISP Inspection
- Check your building’s filing cycle through the DOB’s FISP portal, which is organized by the last digit of your block number.
- Schedule your QEWI well before the deadline. Qualified inspectors and the access equipment needed (boom lifts, scaffolding) can book up, especially near cycle-end deadlines.
- Address SWARMP or Unsafe conditions proactively rather than waiting for the next cycle — deferred facade issues tend to worsen and cost more to repair over time.
- Keep documentation from previous cycles. Prior reports help track which areas of the facade have needed repeated attention and inform what to expect in the current inspection.
If your building’s last report flagged flashing, parapet, or roofline issues alongside the facade itself, it’s worth reading about why roof leaks are sometimes actually a flashing problem — these issues often show up together on older buildings undergoing facade work.
The Bottom Line
Local Law 11 (FISP) isn’t optional for buildings over six stories in Brooklyn — it’s a recurring legal requirement with real financial consequences for missed deadlines or unaddressed unsafe conditions. Whether you’re managing a building in Williamsburg, Park Slope, Brooklyn Heights, Clinton Hill, or Prospect Heights, staying ahead of your filing cycle is the simplest way to avoid fines, mandatory sidewalk sheds, and larger repair costs down the line.
Our Brooklyn roofing contractors team also handles facade restoration and can help you understand where your building stands in its FISP cycle, what a QEWI inspection will likely flag, and what repairs are worth prioritizing. Reach out today to get started.
FAQ
Which buildings are required to comply with Local Law 11 / FISP?
Any NYC building taller than six stories, whether residential, commercial, or mixed-use, is required to comply with the Facade Inspection Safety Program.
How often do FISP inspections need to be done?
Every five years, on a staggered cycle determined by the last digit of the building’s block number.
What’s the difference between Safe, SWARMP, and Unsafe classifications?
Safe means no deficiencies requiring repair. SWARMP means minor conditions exist that need ongoing monitoring but not immediate repair. Unsafe means conditions pose a public safety risk and require immediate protective measures and repair.
What happens if a building doesn’t file its FISP report on time?
The DOB can issue escalating fines for late filings, and buildings with unaddressed Unsafe conditions may face mandatory sidewalk sheds and additional violations until repairs are completed.
Do buildings six stories or shorter need to comply with FISP?
No. FISP applies specifically to buildings taller than six stories, though facade maintenance is still worth staying on top of regardless of legal requirement.