Local Law 11 / FISP Cycle 10 inspections — filed before the deadline, fixed-fee, no late penalties.
Your full FISP filing under one professional license: PE/RA-stamped report, DOB NOW submission, every Cycle 10 sub-cycle deadline beaten. Find your building’s deadline below in 4 seconds, free.
If your NYC building is taller than six stories, you have a Local Law 11 obligation. The Facade Inspection Safety Program — known as FISP — requires every owner to commission a Qualified Exterior Wall Inspector (QEWI) every five years. The QEWI examines every exterior wall and appurtenance, classifies the facade as Safe, SWARMP, or Unsafe, and files a PE- or RA-stamped report with the NYC Department of Buildings.
Cycle 10 — the active filing cycle — runs from February 21, 2025 through February 20, 2030. Filing windows are staggered into three sub-cycles by the last digit of your tax block. We help NYC building owners, co-op and condo boards, and property managers complete on-time FISP filings, manage QEWI scope and access logistics, and resolve any SWARMP or Unsafe findings that trigger downstream repair work.
What is Local Law 11 / FISP?
NYC Local Law 11 of 1998 — the modern Facade Inspection Safety Program — is the third generation of NYC’s exterior wall inspection ordinances. Its origin traces to the 1979 death of Barnard College student Grace Gold, struck by falling masonry from a building on Broadway. The city responded with Local Law 10 of 1980, which required exterior wall inspections of buildings taller than six stories. Local Law 11/98 expanded scope and tightened enforcement, and the program is now codified as the Facade Inspection Safety Program under §28-302 of the NYC Administrative Code and Title 1, Chapter 103 of the Rules of the City of New York.
Who is subject to FISP?
Every NYC building taller than six stories, regardless of use type — residential, commercial, mixed-use, institutional. Buildings six stories or shorter are exempt from FISP itself but may still be subject to NYC’s annual parapet inspection requirement (Local Law 126/2021) and other DOB filings.
How often must filings be made?
Every five years for each building. For newly constructed buildings, the first filing is due within five years of the Temporary Certificate of Occupancy (TCO). Existing buildings continue on the five-year cycle defined by their tax block sub-cycle.
Who can perform a FISP inspection?
Only a Qualified Exterior Wall Inspector (QEWI) — a New York State-licensed Professional Engineer or Registered Architect with at least seven years of exterior wall inspection experience. The QEWI signs and seals the final report. Building owners cannot perform their own inspections; certified contractors who are not licensed PEs or RAs cannot perform inspections either.
What is new in Cycle 10?
- Mandatory parapet observation (effective January 1, 2024) is now part of every FISP cycle, in addition to standalone annual parapet inspections under Local Law 126
- Amnesty program for buildings with overdue prior-cycle filings (specific conditions apply)
- DOB NOW: Safety is the required filing portal — no paper submissions
Your Cycle 10 filing window
Filing windows are staggered into three sub-cycles based on the last digit of your building’s tax block number (the BLOCK portion of 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 tax block number is part of your BBL. You can find it on any prior FISP filing (top of cover page), the NYC DOB Property Profile (free, searchable by address), your property’s tax bill, or ACRIS records.
Not sure when your building is due? Use our block deadline lookup tool — enter your address, get your tax block and exact filing window in seconds.
New buildings: if your building was issued a TCO within the past five years, your initial filing is due within five years of the TCO date — independent of the sub-cycle schedule. After the initial filing, you join the five-year cycle.
Late filings: the DOB does not reset your cycle window if you file late. You’re still on the staggered sub-cycle schedule and accrue $1,000-per-month penalties until you file.
The three FISP classifications — what each means for your building
Every FISP report classifies the facade in one of three ways. Each carries materially different downstream obligations.
Safe
No problematic conditions observed. No further action is required until your next FISP cycle five years later. About 35–50% of buildings receive a Safe classification depending on age and maintenance history.
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 FISP cycle if not addressed. Common SWARMP findings:
- Hairline cracks in mortar joints (repointing required)
- Loose or displaced terra cotta or stone units
- Failed lintel paint or minor steel corrosion
- Membrane wear on flat parapet caps
- Sealant joint deterioration at window perimeters
SWARMP conditions must be repaired before the next FISP cycle. If you arrive at your next inspection with SWARMP conditions unrepaired, they are reclassified as Unsafe and trigger immediate repair obligations plus a $2,000 per-condition non-compliance penalty.
Unsafe
Conditions that present a current or imminent danger to public safety. Common Unsafe findings:
- Loose masonry that could fall to the sidewalk
- Spalling concrete with exposed rebar
- Bulging or detached terra cotta units
- Failed parapet sections
- Compromised lintels above pedestrian walkways
Unsafe filings trigger a strict remediation timeline. Within approximately 30 days you must install pedestrian protection (sidewalk shed, scaffolding, or netting). Within approximately 90 days you must begin permanent repair work. DOB monitors progress and penalties accrue for missed milestones (up to $40 per linear foot per month of sidewalk shed for unrepaired conditions). After repair, the QEWI re-inspects, prepares an amended report, and files to remove the Unsafe classification.
Most Unsafe filings cost the building $50,000–$500,000+ in repair work, sidewalk shed rental, permit fees, and engineering oversight. Catching SWARMP conditions early in the cycle and repairing them is dramatically cheaper than letting them reclassify as Unsafe.
Filing fees and penalties
The Department of Buildings charges direct filing fees and assesses penalties for non-compliance. These are independent of the inspection cost and any repair work.
| 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 |
Real-world example: if you miss your Cycle 10 sub-cycle A deadline by 12 months and file 12 months late, you owe $5,000 (failure-to-file annual) + $12,000 (late penalty over 12 months) + $425 (initial filing) + your QEWI’s fee + any extension fees — easily $20,000+ before you have fixed anything. Filing on time costs $425 + the QEWI fee.
For full cost transparency including QEWI inspection ranges by building size, see our Facade Inspection Cost Guide (coming soon).
What is included in a FISP inspection
A complete FISP filing involves five phases, typically running 8–16 weeks from initial consultation to filed report.
Pre-inspection (1–2 weeks)
- We pull prior filings from DOB to understand history and prior findings
- Site walk to identify access challenges, balcony conditions, terra cotta vulnerabilities
- Sidewalk shed permit application if probing requires pedestrian protection
- Resident/tenant notification scheduling
- Coordination with building manager or super for roof access, basement plans, and equipment
Field inspection (1–3 days on site)
- Full perimeter visual examination from grade level on every elevation
- Close-up examination on at least one elevation using scaffold drop, pipe scaffolding, boom lift, or rope access
- Probing where required: parapet conditions (Cycle 10 mandate), lintels with visible distress, spalling areas, suspected hollow brick
- Photographic documentation of every flagged condition with location, type, and severity notes
- Measurements of problem areas (linear feet of damaged pointing, square footage of failed sealant, count of compromised units)
Report drafting (2–4 weeks)
- QEWI review of field findings
- Photographic catalog organized by elevation and condition type
- Repair recommendations for each finding with priority and method
- Classification determination (Safe / SWARMP / Unsafe)
- DOB NOW-formatted report with PE or RA seal
Owner review
- Walk-through of findings with the building manager or board
- Discussion of classification, especially for SWARMP/Unsafe (which trigger repair obligations and budget impact)
- Q&A on remediation timeline, sidewalk shed needs, and budget planning
Filing
- Submission to DOB NOW: Safety via PE/RA login
- Owner sign-off on the filing
- DOB filing fee payment ($425)
- DOB review (typically 30–90 days)
- Issuance of Safe, SWARMP, or Unsafe filing receipt
If the filing comes back SWARMP or Unsafe, repair coordination begins as a separate engagement.
How to choose a QEWI — 6 questions to ask before hiring
The QEWI you hire signs and seals a legally binding document about your building’s safety. Selecting the wrong one creates real liability — for the building, for the board, and potentially for the QEWI themselves. Before signing a proposal, ask these six questions:
- Are you a NYC-licensed Professional Engineer or Registered Architect with at least seven years of exterior wall experience? This is the legal minimum to act as a QEWI. Ask for the license number and verify on the NY State Office of the Professions website.
- How many FISP filings have you personally signed and sealed? Firm-level experience does not transfer. The signing engineer’s individual track record is what matters.
- What is your access method and probing approach? A FISP inspection that is entirely from-grade or drone-only is not compliant for most buildings. Confirm scaffold drop, swing stage, or boom lift access on at least one elevation, plus physical probing where required.
- What is included in the price, and what triggers additional fees? A complete quote should break out: QEWI inspection, DOB filing fee, sidewalk shed permit (if needed), photographs, written report, and amended-filing fee if repairs are required.
- Do you handle the post-repair amended filing? SWARMP or Unsafe findings require an amended report after remediation. Some QEWIs charge separately for the amended filing; some include it. Confirm before signing.
- Can you provide references from buildings of similar size and type? Pre-war co-ops, post-war condos, and modern high-rises each have distinct facade considerations. A QEWI who has only done office buildings may not be your best fit for a 1920s elevator-served co-op.
Red flags to watch for
- Quotes that bundle the inspection fee and DOB filing fee together without breakdown
- Refuses to provide a PE/RA license number in advance
- Pushes immediate repair scope before the report is even drafted (potential conflict of interest)
- Will not disclose the access method or scope of probing
- Price significantly below market (typical NYC FISP inspection is $5,000–$25,000+ depending on building size and access; substantially lower may indicate incomplete scope)
Why work with us
- PE- or RA-stamped reports filed by a NYC-licensed Qualified Exterior Wall Inspector
- NYC DOB-licensed engineering firm — inspection and DOB permit-set filing under one professional license
- Engineer-led scope — repair recommendations are specified by the same firm that conducts the inspection, eliminating the contractor-engineer coordination problem most owners face
- All four boroughs — Manhattan, Brooklyn, Queens, Bronx
- Transparent pricing — written quote with fixed scope, no surprise add-ons
- Callback within 2 business hours for any inbound inquiry
Frequently asked questions
Does my building have to file FISP?
Yes, if it is taller than six stories. Buildings of six stories or fewer are exempt from FISP itself but may still be subject to the annual parapet inspection law (LL126/2021).
How do I know when my building is due?
Filing windows are staggered by the last digit of your tax block number — Sub-cycle A (blocks ending 4, 5, 6, 9): Feb 2025–Feb 2027; Sub-cycle B (0, 7, 8): Feb 2026–Feb 2028; Sub-cycle C (1, 2, 3): Feb 2027–Feb 2029. Use our block deadline lookup tool to find your exact window in seconds.
How much does a FISP inspection cost?
Inspection-only costs typically range from $5,000 for a small 6-story walk-up with simple geometry to $25,000+ for a 20-story tower with complex detailing or multiple access challenges.
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 impact, a late or missed filing creates an open DOB violation that can complicate insurance renewals, refinancing, and future building sales.
My report came back SWARMP — how long do I have to repair?
SWARMP conditions must be remediated before the next FISP cycle (typically five years). If they remain at the next inspection, they are reclassified as Unsafe and trigger a 90-day repair clock plus $2,000-per-condition non-compliance penalties.
My report came back Unsafe — what is the timeline?
You have approximately 30 days to install pedestrian protection (sidewalk shed, netting, or scaffolding) and 90 days to begin permanent repair work. DOB monitors progress and assesses escalating penalties for missed milestones.
Can drones replace physical inspection?
No. Drones can supplement an inspection (useful for high cornices, parapets, and other inaccessible areas) but cannot replace the required close-up physical examination. Probing — physically tapping suspect masonry to confirm condition — also cannot be done by drone.
Do balconies and railings get inspected?
Yes. Cycle 10 includes mandatory examination of balcony railings, guards, parapets, and balcony enclosures. Balconies that have been enclosed (converted to interior space) have additional rules and may require separate engineering review.
Who is qualified to perform a FISP inspection?
The inspector must be a Qualified Exterior Wall Inspector — 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 owner is involved in sign-off and fee payment but cannot submit the report.
What is the difference between Local Law 11 and Local Law 126?
Local Law 11 (FISP) covers facade inspections of buildings over 6 stories on a 5-year cycle. Local Law 126 covers two separate items: annual parapet inspections (for any building with a parapet visible from the public way, regardless of height) and parking structure inspections on a 6-year cycle. They are separate filings with separate inspectors.
What does an amended FISP filing involve?
After SWARMP or Unsafe conditions are repaired, the QEWI re-inspects the remediated areas, confirms the repair is complete, and files an amended report with DOB to update the classification — typically from Unsafe back to Safe or from SWARMP to Safe.
Can a sidewalk shed be removed before all repairs are done?
Only with QEWI sign-off and DOB approval. The shed protects pedestrians from the Unsafe condition; until the QEWI files an amended report confirming the Unsafe condition is resolved, the shed must remain.
Get a free FISP inspection quote
Here’s what you’ll get when you call
- ✓Callback within 2 business hours. Weekdays. We pick up the phone or call back fast — no voicemail tag.
- ✓Written, fixed-fee scope. No “ranges” or “starting at” pricing — your quote is the number you’ll pay.
- ✓Honest scope assessment. If your building doesn’t need what you think it needs, we’ll tell you and save you money.
- ✓One firm, one professional license. Same engineer signs and stamps every document from inspection through amended filing.
- ✓Independent of repair contractors. No markup on materials, no scope bloat, no conflict of interest.
Tell us about your building. We will call or email back within 2 business hours with a no-obligation scope and price.