New York City requires owners of buildings taller than six stories to have their façades and appurtenances inspected up close on a recurring cycle. The program is the Façade Inspection Safety Program (FISP), commonly called Local Law 11.
Who is covered
Under FISP, the owner of any building taller than six stories must have a critical examination of its exterior walls and appurtenances performed, and a technical report filed with the Department of Buildings (DOB). “Appurtenances” include elements such as fire escapes, parapets, railings, copings, window frames, balcony and terrace enclosures, and equipment attached to or protruding from the façade. The inspection must be performed by a DOB-approved Qualified Exterior Wall Inspector, and the report is filed electronically in DOB NOW: Safety.
The five-year cycle and Cycle 10 filing windows
Inspection reports are filed once per five-year report filing cycle. To spread the workload, the DOB divides each cycle into sub-cycles A, B and C, assigned by the last digit of the building’s block number. Each building has a two-year filing window within which an acceptable report can be filed without penalty.
The current cycle is Cycle 10, which began February 21, 2025. The DOB’s published sub-cycle schedule is:
| Block number ends in | Sub-cycle | Filing window |
|---|---|---|
| 4, 5, 6, 9 | 10A | February 21, 2025 – February 21, 2027 |
| 0, 7, 8 | 10B | February 21, 2026 – February 21, 2028 |
| 1, 2, 3 | 10C | February 21, 2027 – February 21, 2029 |
Source: DOB Service Notice, Façades Inspection and Safety Program (FISP) Cycle 10. Confirm your building’s sub-cycle with the DOB before planning around these dates.
The three condition classifications
Every FISP report classifies the building as one of three conditions, using the terms defined in the DOB’s rule, 1 RCNY §103-04.
Safe
A condition not requiring repair or maintenance to sustain the structural integrity of the exterior of the building, and that will not become unsafe during the next five years.
SWARMP (Safe With a Repair and Maintenance Program)
A condition that is safe at the time of inspection but requires repairs or maintenance during the next five years, but not less than one year, to prevent it from deteriorating into an unsafe condition. The inspector recommends a time frame for the work, and the owner is responsible for completing it. The same condition at the same location may not be reported as SWARMP in two consecutive cycles; if it has not been corrected, it must be reported as Unsafe.
Unsafe
A condition that is hazardous to persons or property. When an Unsafe condition is found, the inspector must immediately notify the DOB and the owner and recommend the type and location of public protection. The owner must immediately begin repairs and take protective measures such as sidewalk sheds, fences or safety netting. Unsafe conditions must be corrected within 90 days of the report, and extensions may be granted in limited circumstances. Protection stays in place until the DOB accepts an amended report showing the conditions have been corrected.
Who can perform the inspection
The inspection must be performed by, or under the direct supervision of, a Qualified Exterior Wall Inspector (QEWI). Under 1 RCNY §101-07, a QEWI is a New York State licensed and registered architect (RA) or professional engineer (PE) with at least seven years of relevant experience with façades over six stories, and the inspector must be approved by the DOB. The QEWI reviews prior reports, designs an inspection program specific to the building, and files the report.
What the inspection involves
FISP requires hands-on, close-up examination, not just observation from the ground. Physical examinations from a scaffold or other observation platform must be performed at intervals of not more than 60 feet along each façade fronting a public right-of-way, and each examination path runs from grade to the top of the wall, including setbacks. The QEWI selects the most deleterious locations for these examinations.
The rule states that a scaffold or other observation platform is preferred, and the QEWI may use other methods as he or she deems appropriate. Drones, high-resolution photography, non-destructive testing and similar methods can support an inspection, but they do not eliminate the requirement for close-up inspections. The inspector must also take photographs or make sketches documenting every Unsafe and SWARMP condition and complete a final physical inspection of the building before the report is filed.
What happens if you do not comply
The DOB’s rule sets civil penalties for owners. As currently published in 1 RCNY §103-04:
- Failure to file an acceptable report: $5,000 per year, beginning immediately after the end of the filing window.
- Late filing: an additional $1,000 per month from the day after the filing deadline until an acceptable initial report is filed.
- Failure to correct Unsafe conditions: monthly civil penalties until an acceptable amended report is received, unless the DOB grants an extension. The penalty schedule increases with time and with the length of any sidewalk shed.
- Unsafe following SWARMP: a $2,000 penalty applies where a SWARMP condition was not corrected and is subsequently reported as Unsafe.
Beyond penalties, an Unsafe classification means a falling-hazard condition exists, and public protection must remain in place until repairs are complete and the DOB has accepted the amended report.
How SAS helps
Saghari Architectural Services supports owners across the full FISP cycle: the close-up inspection and report filing, repair design for any SWARMP or Unsafe conditions, and construction administration of the repair work, through to the amended filing that closes out the conditions.
This article is a general summary for building owners and is not legal advice. Requirements, dates and penalty amounts are set by the DOB and may change. Please refer to the DOB’s Façade Compliance page and the full text of 1 RCNY §103-04 and 1 RCNY §101-07 for current requirements.