Local Law 11 Deadlines and Penalties for NYC Building Owners
Miss a FISP filing window and DOB civil penalties can start in the range of roughly $1,000 per month per building — here is the cycle schedule and how to stay ahead of it.
Quick answer: Under NYC Local Law 11 (the Facade Inspection & Safety Program, or FISP), every building taller than six stories must have its exterior inspected by a Qualified Exterior Wall Inspector and file a report with the Department of Buildings once every five years, within its assigned sub-cycle window. Missing the filing deadline triggers a DOB civil penalty that typically starts around $1,000 per month and continues until you file, on top of separate penalties for failing to fix an "Unsafe" facade. Buildings are split into three staggered filing groups (Sub-Cycles A, B, and C) based on the last digit of the block number, so your exact deadline depends on your address.
What are the current Local Law 11 (FISP) deadlines?
FISP runs on a five-year cycle divided into three overlapping two-year sub-cycles, and your building's filing window is set by the last digit of its block number. The program is currently in Cycle 10, which runs from February 2025 through February 2030. The sub-cycles determine when your report is due:
| Sub-Cycle | Block ends in… | Cycle 10 filing window |
|---|---|---|
| A | 4, 5, 6, 9 | Feb 21, 2025 – Feb 21, 2027 |
| B | 0, 7, 8 | Feb 21, 2026 – Feb 21, 2028 |
| C | 1, 2, 3 | Feb 21, 2027 – Feb 21, 2029 |
If your block ends in 4, 5, 6, or 9, you are in Sub-Cycle A and your Cycle 10 report is due by February 21, 2027 — one of the earliest Cycle 10 deadlines. Boards and managers should treat that as the hard planning deadline, not the day to start, because inspection, repair, and re-filing take months. For a breakdown of the report ratings themselves, see our guide to FISP classifications explained.
How much are the penalties if you miss the deadline?
The core penalty for failing to file a required FISP report is a DOB civil fine that starts at roughly $1,000 per month and keeps running until the report is submitted. That late-filing penalty is only the beginning. If your report comes back "Unsafe," you face additional monthly penalties — commonly cited in the market at around $1,000 per month per building — that accrue until you complete the repairs and file an amended "Safe" or "SWARMP" report. Failing to maintain a required sidewalk shed also carries its own violations.
These are approximate market-reference figures and are not amounts Tekno charges or controls; the point is that penalties compound monthly, so a delayed board decision can cost far more than the repair itself. We explain the downstream consequences in what happens if your building fails a Local Law 11 inspection.
What determines the cost of Local Law 11 work?
There is no flat price for FISP compliance — cost is driven by building height, facade material, access, and the scope of repairs your inspection reveals. Tekno never publishes prices; every job is quoted after a free on-site visit and a fixed written quote. The main factors are:
- Building height and facade square footage — more wall area means more inspection and repair labor.
- Facade material — brick repointing, terra cotta, stucco, or EIFS each carry different repair methods.
- Access equipment — a suspended scaffold or sidewalk shed versus a simple drop, plus how long it must stay up.
- Severity of conditions — a "Safe" report needs no repair; an "Unsafe" rating requires immediate stabilization and re-filing.
- Permits and DOB coordination — Tekno handles the filings, permits, and inspections as part of the job.
As a market reference only, full FISP inspection-and-repair programs on mid-size NYC buildings commonly run into the tens of thousands of dollars once scaffolding and masonry repairs are included — but the only number that matters for your building is the fixed written quote you get after a site visit.
What is the step-by-step FISP compliance process?
Compliance follows a defined sequence, and starting early is the single best way to avoid penalties.
- Confirm your sub-cycle. Check your block number's last digit against the table above to find your filing window.
- Retain a QEWI. A Qualified Exterior Wall Inspector must lead the inspection and sign the report.
- Physical inspection. This includes a hands-on close-up examination, not just observation from the ground — often requiring scaffolding.
- Report filing. The building is rated Safe, SWARMP (Safe With A Repair And Maintenance Program), or Unsafe, and filed with the DOB.
- Repairs, if required. Unsafe conditions must be addressed immediately; SWARMP items must be fixed before the next cycle.
- Amended filing. After repairs, an amended report is filed so the Unsafe condition is closed out and penalty accrual stops.
Tekno manages the repair and DOB coordination side end-to-end — we handle everything with the city so your board isn't chasing paperwork. Learn more on our Local Law 11 / FISP page.
Fast compliance checklist for boards and managers
- ☐ Confirm your block's sub-cycle and exact filing deadline.
- ☐ Book the QEWI inspection at least 6–9 months before your window closes.
- ☐ Budget for both inspection and potential repairs now, not after the report.
- ☐ If rated Unsafe, install required protection and start repairs immediately.
- ☐ Confirm the amended "Safe" report is filed to stop penalty accrual.
- ☐ Keep records for the next five-year cycle.
Frequently Asked Questions
Which buildings must comply with Local Law 11?
Local Law 11 / FISP applies to every building in New York City greater than six stories tall. Owners must have the exterior walls and appurtenances inspected by a Qualified Exterior Wall Inspector and file a report with the DOB once every five-year cycle, within their assigned sub-cycle window.
What is the penalty for missing a FISP filing deadline?
Failing to file a required FISP report triggers a DOB civil penalty that generally starts around $1,000 per month and continues until you file. If the facade is rated Unsafe, additional monthly penalties accrue until repairs are completed and an amended report is submitted.
When is my Cycle 10 report due?
It depends on your block's last digit: Sub-Cycle A (4, 5, 6, 9) is due by February 21, 2027; Sub-Cycle B (0, 7, 8) by February 21, 2028; and Sub-Cycle C (1, 2, 3) by February 21, 2029. Confirm your block number to be certain.
Does Tekno handle the DOB filings and permits?
Yes. Tekno coordinates the facade repairs, permits, scaffolding, DOB inspections, and amended filings needed to close out Unsafe conditions. We handle everything with the city so your board or management team isn't navigating the paperwork alone.
How much does Local Law 11 compliance cost?
There is no fixed price — cost depends on building height, facade material, access equipment, and the repairs your inspection reveals. Tekno does not publish prices; we provide a free on-site visit and a fixed written quote so you know the number before any work starts.
What if my building is rated Unsafe?
An Unsafe rating requires immediate protective measures and prompt repairs, and penalties accrue monthly until the condition is corrected and an amended report is filed. Tekno can mobilize scaffolding and masonry crews quickly to stabilize the facade so the compounding fines stop accruing once the work meets code.
If your building is approaching its FISP window — especially Sub-Cycle A owners facing the February 2027 deadline — don't wait for penalties to accrue. Call Tekno Construction at (718) 772-8498 or request a free on-site visit and fixed written quote. We respond to every inquiry within 24 hours and handle the DOB process from inspection through repair.