Local Law 11 Requirements for Co-op Boards and Property Managers
Under Local Law 11, co-op boards and property managers are legally responsible for filing a licensed engineer's FISP façade report every five years and completing all Safe/Unsafe repairs on schedule — or the building, and often the board, absorbs the penalties.
Quick answer: Local Law 11 (the Facade Inspection Safety Program, or FISP) requires every NYC building taller than six stories to have its exterior walls inspected by a NYS-licensed Qualified Exterior Wall Inspector (QEWI) and filed with the DOB every five years, on a rotating cycle tied to the building's block. For co-op boards and property managers, the obligation is ongoing: hire the QEWI, authorize repairs, keep the sidewalk protected, and file on time. Missing a filing carries DOB penalties that can accrue monthly for unfiled reports and unresolved Unsafe conditions — always confirm current figures with the DOB.
What does Local Law 11 actually require of a co-op board?
A co-op board is required to retain a licensed QEWI, allow the physical inspection, fund and complete any required repairs, and ensure the report is filed with the DOB before the building's cycle deadline. Because the co-op corporation owns the building envelope, the board — not individual shareholders — holds the compliance duty. That means the board must budget for inspection and repair work, approve contracts, and document that the façade meets code. FISP applies to buildings greater than six stories; if your co-op qualifies, participation is not optional and there is no exemption for well-maintained buildings. Boards typically delegate the day-to-day coordination to their managing agent, but the legal responsibility stays with the co-op corporation and its directors.
Who is liable — the board, the managing agent, or the shareholders?
The co-op corporation is primarily liable, and board directors can face exposure if they ignore a known Unsafe condition or let a deadline lapse. Shareholders don't file FISP individually; they fund it collectively through maintenance and assessments. Managing agents act on the board's behalf, so a clear scope in the management agreement matters — spell out who tracks the cycle deadline, who solicits QEWI proposals, and who signs repair contracts. Directors are generally protected by the business-judgment rule when they act in good faith on professional advice, but that protection weakens if the board sits on a Safe-With-A-Repair-and-Maintenance-Program (SWARMP) item until it degrades into an Unsafe condition. In short: document your decisions, follow your engineer's recommendations, and don't let a filing slide.
How do the FISP filing classifications affect your obligations?
Your report will classify the façade as Safe, Unsafe, or SWARMP, and each triggers a different obligation and timeline. Understanding these before your inspection helps the board plan cash flow and avoid emergency assessments.
| Classification | What it means | Board's obligation |
|---|---|---|
| Safe | No hazardous conditions; façade meets code | File the report; nothing further until the next cycle |
| SWARMP | Safe with a repair & maintenance program — conditions that will become unsafe if ignored | Complete the noted repairs before the next cycle; they must be fixed by the next filing or they become Unsafe |
| Unsafe | Immediate public-safety hazard | Install protection (sidewalk shed/netting) immediately, repair within DOB timeframes, and file an amended report when corrected |
For a deeper breakdown of how inspectors assign these categories, see our guide on FISP classifications explained. If your building has already been flagged, our post on failing a Local Law 11 inspection walks through the repair-and-refile path.
What is the coordination workflow for a compliant FISP cycle?
The cleanest FISP cycle runs on a predictable sequence that the board and managing agent should start well before the deadline — ideally a year out. Here is the workflow we run for co-op and property-manager clients:
- Confirm your cycle and sub-cycle deadline. FISP deadlines rotate by block number across staggered cycles; verify your building's exact window with the DOB or your QEWI so you're not caught out by a filing date.
- Retain a licensed QEWI. The board hires a NYS-licensed engineer or registered architect to perform the inspection and file the report.
- Schedule the physical inspection. This includes a hands-on/close-up examination — often requiring a scaffold drop or scaffolding — not just a view from the ground.
- Review the report with your engineer and contractor. If it's SWARMP or Unsafe, get a repair scope and a fixed written quote before the board votes.
- Protect the public immediately for Unsafe conditions. A sidewalk shed or netting goes up right away to shield pedestrians while repairs are planned.
- Complete the repairs. This is where masonry and brick repointing, lintel replacement, and exterior restoration get done to bring the wall back to code.
- File the report — and any amended report — on time. Your QEWI files the initial report and, once Unsafe conditions are corrected, an amended filing to close them out.
Tekno coordinates directly with your QEWI and handles everything with the city — DOB permits, sidewalk-shed permits, and the physical repair work — so your board isn't juggling three separate vendors. Learn more about our full Local Law 11 façade repair service.
What drives the cost of Local Law 11 work — and why won't Tekno quote a price online?
FISP cost depends on the building, not a price list, which is why every Tekno job gets a free on-site visit and a fixed written quote rather than a number over the phone. The biggest cost drivers are the amount and type of façade repair (repointing versus full lintel or brick rebuilds), building height and access, how long a sidewalk shed must stay up, and whether the DOB requires an amended filing. As a market reference only — not Tekno's price — NYC engineering inspection fees for a FISP filing commonly run in the low-to-mid thousands, while repair scopes vary widely from a few thousand dollars for minor pointing to six figures for extensive restoration on tall buildings. The single most expensive mistake boards make is letting a sidewalk shed sit for months because repairs weren't scheduled promptly; shed rental is an ongoing monthly cost. For context on how repairs are scoped, compare brick pointing versus rebuilding.
A quick compliance checklist for boards and managers
- Confirm your building's FISP sub-cycle deadline in writing.
- Retain a licensed QEWI at least 9–12 months before the deadline.
- Budget for both inspection and potential repairs in advance.
- Get a fixed written repair quote before the board votes.
- Install pedestrian protection immediately for any Unsafe condition.
- Track SWARMP items so they're fixed before the next cycle.
- Confirm your QEWI files the initial and any amended report on time.
- Keep documentation of every decision and payment for board records.
Tekno Construction is a licensed and insured general contractor serving Yonkers, the five boroughs, and Westchester County, with 15 years and 500+ projects behind us and a BuildZoom score of 96. For deadline specifics and penalty math, see our post on Local Law 11 deadlines and penalties for NYC owners.
Frequently Asked Questions
Which buildings must comply with Local Law 11?
Every NYC building taller than six stories must comply with Local Law 11 / FISP, filing a QEWI façade inspection report with the DOB every five years on a rotating cycle. Height is measured in stories, and there is no exemption for buildings in good condition or with recent repairs.
Can a managing agent be held liable for a missed FISP filing?
The co-op corporation holds primary liability, but a managing agent can face contractual exposure if the management agreement assigned them deadline tracking and they missed it. Boards should spell out in writing who monitors the cycle deadline, solicits QEWI proposals, and authorizes repairs to avoid finger-pointing later.
What happens if we file a SWARMP report and don't fix the items?
SWARMP conditions must be corrected before your next FISP cycle; if they're ignored, they typically reclassify as Unsafe at the following inspection, triggering immediate pedestrian protection, DOB repair timeframes, and penalties. Fixing SWARMP items early is almost always cheaper than emergency Unsafe work.
Does Tekno handle the DOB permits and paperwork?
Yes. Tekno handles everything with the city — DOB permits, sidewalk-shed permits, and coordination with your QEWI — while performing the physical façade repairs. Your board deals with one accountable contractor instead of juggling separate permit, shed, and masonry vendors.
How much does Local Law 11 compliance cost?
Cost depends on your building's height, access, repair scope, and how long protection stays up, so Tekno quotes every job after a free on-site visit with a fixed written price. As a market reference only, NYC inspection fees often run in the low thousands, while repairs range from minor pointing to six-figure restorations.
How fast can we get a Tekno assessment?
Tekno responds to every inquiry within 24 hours and schedules a free on-site visit to assess your façade and provide a fixed written quote. Call (718) 772-8498 or use our online form; if you're already under a DOB deadline, mention it so we can prioritize scheduling.
Facing a FISP deadline or a flagged façade? Tekno Construction responds to every inquiry within 24 hours with a free on-site visit and a fixed written quote. Call (718) 772-8498 or request your assessment on our get a quote page — and let a licensed, insured contractor coordinate your Local Law 11 repairs from permit to final filing.