The Essential Guide to NYC Local Law 11 (FISP): Cycles, Deadlines, and Compliance

As a property owner or manager in New York City, navigating the Department of Buildings (DOB) regulations is a critical part of your role. One of the most important safety mandates is the Façade Inspection & Safety Program (FISP), commonly known as Local Law 11.

This law exists to protect the public from potential hazards posed by deteriorating building facades. Ensuring compliance isn't just about avoiding hefty fines—it's about ensuring the safety of everyone who walks past your building.

This guide breaks down everything you need to know about the current FISP cycle, upcoming deadlines, and inspection requirements in plain, professional language.

What is Local Law 11 (FISP)?

Local Law 11 mandates the periodic inspection of exterior walls for all NYC buildings that are greater than six stories in height. The goal is to identify and repair unsafe conditions before they become a public hazard.

These inspections must be conducted by a Qualified Exterior Wall Inspector (QEWI), who is typically a licensed Professional Engineer or Registered Architect with specific expertise in facade systems. After the inspection, the QEWI must file a technical report with the DOB summarizing their findings and classifying the building's condition.

Understanding FISP Inspection Cycles

FISP inspections operate on a five-year cycle. To manage the volume of filings, each cycle is staggered into three two-year "sub-cycles" based on the last digit of your building's block number.

We are currently in Cycle 10, which officially commenced on February 21, 2025, and will run through early 2030.

It is crucial to know your building's block number to determine your specific filing window. Missing your deadline can result in significant penalties.

Critical Deadlines: Cycle 10 Filing Windows

Planning ahead is key. Below are the filing windows for the current cycle.

Note: The Sub-cycle 10A filing window is now open. If your building's block number ends in 4, 5, 6, or 9, it is time to begin planning your inspection.

Early Filing for Non-Complying Owners (NRF Status)

If your building's status for Cycle 9 is "No Report Filed" (NRF), you are currently out of compliance and may be accruing significant penalties. It is critical to address this immediately.

The DOB allows for early filing of Cycle 10 reports for buildings in sub-cycles 10B and 10C. This means that even if your building's official Cycle 10 filing window hasn't opened yet, you can—and should—hire a QEWI to conduct an inspection and file a Cycle 10 report now to resolve your NRF status from Cycle 9. Once an acceptable report is filed and all assessed civil penalties are paid, your building will be brought back into compliance. Do not wait for your sub-cycle's start date; resolving an NRF status is a priority.

Photo: QEWI Nouredine Benabdelhak checking the cladding's soundness using a rubber mallet.

Inspection & Reporting Requirements

A FISP inspection is more than just a visual check from the street. The DOB requires a thorough, "critical examination" of all exterior walls.

Hands-On Inspection: The QEWI must perform close-up, hands-on inspections from scaffolding or other access methods for a representative portion of the facade.
Cavity Wall Probes: The inspection requires a specific focus on cavity walls. The inspector must perform invasive probes to check the condition and spacing of wall ties that anchor the brick veneer to the backup structure.

Once the inspection is complete, the QEWI will file a report classifying the building into one of three categories:

SAFE: The building's facade has no unsafe conditions or conditions requiring repair at this time. No further action is needed until the next cycle.
SWARMP (Safe With A Repair and Maintenance Program): The facade is safe at the time of inspection, but has conditions that, if left unaddressed, could become unsafe before the next cycle. These repairs must be completed by the filing deadline of the following inspection cycle. It is important to note that any SWARMP conditions from the previous cycle (Cycle 9) that remain unrepaired will automatically default to an UNSAFE classification at the close of your Cycle 10 filing window.
UNSAFE: The facade has a condition that is hazardous to the public. This requires immediate action. The owner must immediately notify the DOB, install public protection (like a sidewalk shed), and commence repairs. Unsafe conditions must typically be corrected within 90 days of filing the report.

Why Proactive Compliance Matters

Beyond the obvious legal and financial penalties for non-compliance—which include late filing fees of $1,000 per month and failure-to-file penalties of $5,000 per year—proactive maintenance is smart asset management. Addressing SWARMP conditions early is often far less expensive and disruptive than dealing with an emergency UNSAFE condition that requires immediate shoring and rushed repairs.

Need help with your Local Law 11 Cycle 10 inspection, or need to resolve an NRF status? Our team of experienced structural engineers and Qualified Exterior Wall Inspectors (QEWIs) is ready to guide you through the entire process, from initial inspection and cavity wall probes to final report filing and repair design. Contact us today to schedule a consultation and ensure your building remains safe and compliant.

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