Local Law 11 FISP Deadlines and Penalties for NYC Owners: The Cycle Schedule and Fines Explained
NYC buildings over six stories must file a facade inspection report every five years under Local Law 11 (FISP), and missing your sub-cycle deadline triggers penalties starting at $1,000 per year plus escalating Unsafe fines.
Quick answer: Local Law 11 — the Facade Inspection & Safety Program (FISP) — requires the owner of every NYC building taller than six stories to hire a Qualified Exterior Wall Inspector to examine the facade and file a report with the DOB every five years, on a staggered cycle tied to your block's last digit. Missing the filing window carries a base penalty of $1,000 per year, and failing to fix an "Unsafe" facade adds civil penalties that in the current market run roughly $1,000 per month until repairs are completed and re-filed. Exact fines depend on your filing status, the condition class, and how long the condition remains open.
What is Local Law 11 (FISP) and who must comply?
Local Law 11 is the NYC rule requiring owners of buildings greater than six stories to have their exterior walls professionally inspected and reported to the Department of Buildings every five years. It applies across all five boroughs — the Bronx, Manhattan, Brooklyn, Queens, and Staten Island — to co-ops, condos, rentals, commercial buildings, and mixed-use properties alike. The inspection must be performed by a Qualified Exterior Wall Inspector (QEWI), typically a licensed professional engineer or registered architect, who then classifies the facade and files a technical report. If you own or manage a qualifying building, compliance is not optional and the legal responsibility sits with you, not your tenants.
How does the Local Law 11 FISP cycle schedule work?
FISP runs in five-year cycles, and your building is assigned to one of three staggered sub-cycles (A, B, or C) based on the last digit of your block number, so not every building files in the same year. The program is currently in Cycle 10, which runs from 2025 through 2029. Each sub-cycle has its own multi-year filing window, so the first practical step is confirming which sub-cycle your block falls into and when your window opens and closes.
| Sub-Cycle | Block's Last Digit | Cycle 10 Filing Window |
|---|---|---|
| 10A | 4, 5, 6, 9 | Feb 21, 2025 – Feb 21, 2027 |
| 10B | 0, 7, 8 | Feb 21, 2026 – Feb 21, 2028 |
| 10C | 1, 2, 3 | Feb 21, 2027 – Feb 21, 2029 |
Because the inspection itself must include a physical examination — often requiring a scaffold drop or scaffolding rig — and any needed repairs must be finished before a "Safe" report can be filed, waiting until the final months of your window is a common and costly mistake. Read our companion guide on FISP classifications explained to understand exactly what your engineer will be looking for.
What are the penalties for missing a Local Law 11 FISP deadline?
The penalties fall into two buckets: failing to file on time, and failing to fix an unsafe condition. Failure to file a required report by the end of your window carries a civil penalty of $1,000 per year. On top of that, if your facade is classified "Unsafe" and you do not correct the conditions and re-file, the DOB assesses additional civil penalties — in the current market roughly $1,000 per month that the unsafe condition remains uncorrected — plus a separate penalty for failing to file an acceptable report. There is also a penalty for late filing of an amended "Safe" report after repairs are complete. These figures are DOB civil penalties framed as market reference; your actual exposure depends on your building's status and how long conditions stay open.
The three possible facade classifications drive everything that follows:
| Classification | What it means | Owner's obligation |
|---|---|---|
| Safe | No hazardous conditions; facade meets code | File report; nothing further until next cycle |
| Safe With a Repair & Maintenance Program (SWARMP) | Conditions that are safe now but will deteriorate | Complete repairs before the stated correction date, or the condition converts to Unsafe |
| Unsafe | Hazardous conditions requiring immediate action | Install public protection (sidewalk shed) immediately, repair within statutory time, re-file as Safe |
What steps should a property manager take to stay compliant?
The safest path is to start early and treat the inspection, repair, and re-filing as one continuous project rather than three separate scrambles. Here is the sequence we walk owners and boards through:
- Confirm your sub-cycle and deadline. Check your block's last digit against the schedule above and note the exact date your filing window closes.
- Retain a QEWI early. Engage a Qualified Exterior Wall Inspector 6–12 months before your deadline so there is time for repairs.
- Schedule the physical inspection. This usually requires scaffolding or a suspended scaffold drop to examine the facade at close range.
- Review the classification. If Safe, your engineer files and you're done. If SWARMP or Unsafe, move to repairs.
- Install public protection if Unsafe. A sidewalk shed must go up promptly to protect pedestrians below.
- Complete the facade repairs. Brick repointing, lintel replacement, parapet work, waterproofing, and exterior restoration are handled by a licensed contractor.
- Re-file the amended report. Your QEWI files an updated "Safe" report with the DOB once the work meets code.
Tekno coordinates directly with your engineer and handles both the physical work and the DOB paperwork, so you're not chasing permits and sign-offs. For a full breakdown of consequences, see what happens if your building fails a Local Law 11 inspection.
What belongs on your FISP compliance checklist?
Use this checklist to confirm you are on track before your window closes; each item should be checked off in order.
- ☑ Confirmed sub-cycle and exact filing deadline for your block
- ☑ QEWI engaged 6–12 months ahead of the deadline
- ☑ Physical inspection scheduled with scaffolding access arranged
- ☑ Classification reviewed (Safe / SWARMP / Unsafe)
- ☑ Public protection installed promptly if Unsafe
- ☑ Repairs completed by a licensed contractor
- ☑ Amended Safe report filed with the DOB before the window closes
What does Local Law 11 facade work cost in NYC?
There is no flat price — FISP repair costs are driven by building height, facade material, the number and severity of conditions, and how much scaffolding and public protection your site requires. The inspection report itself is a professional-engineering fee; the repair scope is separate and varies enormously between a handful of cracked joints and a full parapet rebuild. As a market reference only, NYC FISP inspection reports commonly run in the low-to-mid four figures for smaller qualifying buildings, while facade repair programs range widely based on scope. Tekno does not publish prices — every job gets a free on-site visit and a fixed written quote after we see the conditions in person. The biggest cost factors are:
- Building height and total facade square footage
- Material — brick, terracotta, stone, stucco, or EIFS
- Extent of repointing, lintel, and parapet work needed
- Duration and type of scaffolding or sidewalk shed rental
- Whether the classification is SWARMP (planned) or Unsafe (immediate)
Learn more about our approach to Local Law 11 facade repairs and how we combine masonry, waterproofing, and compliance filing into one managed project.
How does Local Law 11 relate to Local Law 126 parapet inspections?
They are separate obligations, and many owners now have both on their calendar. Local Law 11/FISP covers the full facade of buildings over six stories on a five-year cycle, while Local Law 126 parapet inspections require an annual observation of street-facing parapets for a much broader set of buildings — regardless of height in most cases. If your building is over six stories, you may be managing both a five-year FISP report and an annual parapet check. Bundling the physical repair work makes sense because parapets are frequently the same masonry your FISP report flags.
Frequently Asked Questions
How often do I have to file a Local Law 11 FISP report?
Every five years. FISP runs in five-year cycles, and each building is assigned to sub-cycle A, B, or C based on its block's last digit. The program is currently in Cycle 10 (2025–2029), and your specific filing window depends on your sub-cycle.
Which buildings are exempt from Local Law 11?
Buildings six stories or fewer are generally exempt from FISP facade filing requirements. Local Law 11 applies to buildings greater than six stories. However, shorter buildings may still fall under Local Law 126 annual parapet inspection rules, so exemption from one law does not mean exemption from all facade obligations.
What happens if I miss my FISP filing deadline?
You face a civil penalty of $1,000 per year for failing to file on time. If your facade is also classified Unsafe and left uncorrected, the DOB adds further monthly penalties until repairs are completed and an amended Safe report is filed. Penalties accrue the longer the condition stays open.
Who is legally responsible for FISP compliance — the owner or the tenants?
The building owner is legally responsible. Co-op boards, condo associations, and property managers acting on behalf of ownership carry the obligation to hire a Qualified Exterior Wall Inspector, complete required repairs, and file the report. Tenants have no filing duty under Local Law 11.
How long before my deadline should I start?
Start 6 to 12 months ahead. The inspection often requires scaffolding, and if conditions are classified SWARMP or Unsafe you need time to complete repairs and re-file before the window closes. Owners who wait until the final months risk missing the deadline and incurring penalties.
Does Tekno handle both the inspection and the repairs?
Tekno performs the facade repair work and coordinates directly with your Qualified Exterior Wall Inspector, who files the report. We manage the masonry, waterproofing, parapet work, scaffolding, and DOB paperwork so the project moves from inspection to a filed Safe report without gaps.
Facing a FISP deadline or an Unsafe classification? Tekno Construction is a licensed and insured NYC general contractor with 15 years and 500+ projects behind us across Yonkers, all five boroughs, and Westchester. Call (718) 772-8498 or request your free on-site visit and fixed written quote — we respond to every inquiry within 24 hours and handle everything with the city.