Local Law 11: Everything you need to know

If you’re on the board of a condo or co-op in New York City, you’ve probably heard of Local Law 11—officially called the Façade Inspection & Safety Program (FISP). It’s one of those regulations that might seem like just another compliance task, but it exists for a reason: to keep residents, pedestrians, and buildings safe from potential hazards like crumbling facades and falling debris.

Keeping up with FISP requirements is key to avoiding fines and last-minute repairs that can disrupt building operations. In this guide, we’ll break down what Local Law 11 entails, what’s new in Cycle 10, and what your board needs to do to stay ahead.

What is Local Law 11 (FISP)?

Local Law 11, enacted in 1998 as an update to Local Law 10 of 1980, requires buildings over six stories to undergo periodic facade inspections and necessary repairs. This law was established after incidents of falling debris caused serious injuries and fatalities in NYC.

The inspections, conducted every five years, must be performed by a qualified exterior wall inspector (QEWI), who files a report with the NYC Department of Buildings (DOB). These reports classify a building's facade into one of three categories:

• Safe – No issues detected; the building is in good condition.
• Safe with a repair and maintenance program (SWARMP) – Issues exist that are not immediately hazardous but must be addressed before the next inspection cycle.
• Unsafe – Conditions pose an immediate danger to public safety and require urgent repairs.

Failure to comply can result in substantial fines and emergency repair mandates from the city.‌

FISP Cycle 10: key updates and deadlines

As of 2025, FISP has entered its 10th cycle, with significant updates that affect all buildings subject to Local Law 11. Each cycle is broken down into three sub-cycles, determined by the last digit of the building's block number:

• Sub-cycle 10A – Buildings with block numbers ending in 4, 5, 6, or 9 (filing period: February 21, 2025 – February 21, 2027)
• Sub-cycle 10B – Block numbers ending in 0, 7, or 8 (filing period: February 21, 2026 – February 21, 2028)
• Sub-cycle 10C – Block numbers ending in 1, 2, or 3 (filing period: February 21, 2027 – February 21, 2029)

Buildings assigned to Cycle 10A are the first required to complete inspections under the new regulations. For a more detailed breakdown of Cycle 10A’s specific requirements, check out our in-depth guide on Cycle 10A compliance.

FISP compliance: what your building needs to do

To ensure your building remains compliant with Local Law 11, follow these steps:

1. Determine your building’s sub-cycle
   • Check your block number to identify your sub-cycle and corresponding deadline.
2. Hire a qualified exterior wall inspector (QEWI)
   • Start the inspection process well before your deadline to allow time for potential repairs.
3. Review the inspection report & address SWARMP or unsafe conditions
   • If your building is classified as unsafe, immediate repairs are required, and protective measures (such as sidewalk sheds) must be installed.
   • SWARMP conditions must be addressed before the next cycle to avoid reclassification as unsafe.
4. File the FISP report on time
   • Reports must be submitted through the DOB NOW: Safety portal within 60 days of the inspection.
5. Budget for future repairs
   • Proactively allocate reserve funds for facade maintenance to prevent last-minute expenses.

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Penalties for non-compliance

Failing to comply with FISP can result in severe financial consequences:

• Late filing fee: $1,000 per month
• Failure to file penalty: $5,000 per year
• Failure to correct unsafe conditions: Additional fines and potential emergency repairs ordered by the city at the owner’s expense

Aside from fines, failure to address facade issues could lead to significant liability risks for your building.

How to avoid Local Law 11 violations

Inspections can be overwhelming (and costly) for your building. To get ready for a FISP examination, follow a few preventative measures to keep your building in top condition before the QEWI knocks on your door, and on your building.  

• Provide information regarding your building's age as well as additions and alterations it has endured
• Maintain thorough records of exterior repairs and pertinent permits (include drawings or pictures when possible)
• Ensure all areas of your building are accessible
• Remove debris and items from roofs, terraces, balconies, and fire escapes
• Clear clutter for the inspector's photographic evidence
• Move random items from access and egress areas
• Keep hardware present, operational, and well-attached
• Make sure exterior fixtures are securely anchored and properly installed
• Have the building staff verify window A/C units and ensure they're installed with an exterior bracket or interior angle
• Partner with a good property management company (like Daisy) to handle everything for you

On the day of the inspection, have your condo or co-op's super and property manager guide the inspector through the building. This will allow them to better understand the specialist's point of view, ask questions, and provide useful information regarding the building's condition to all board members to ensure all requirements are met in the future.

‌Keep in mind, some facade materials are more prone to damage than others. Pay special attention to your facade maintenance if the cladding features:

• Terra cotta
• Masonry
• Brickwork
• Joint materials
• Metal parts

How Local Law 11 affects the value of your building

The FISP is designed to protect pedestrians from getting injured or killed by falling pieces of debris. While keeping up with this local law might be a not-so-glamorous part of being a property owner or board member, it can be beneficial for you in the long run as these regulations force you to keep your building in the best possible condition.

Tenants and potential unit buyers are naturally more attracted to a well-maintained building regardless of how old it is. If you want to list your property for rent or sale, having it look its best will only increase your chances of closing the deal fast. 

Additionally, regular upkeep is a lot more cost-effective than waiting until your facade is severely damaged and unsafe. This is the strategy we implement for all Daisy-run buildings — you can read more about our approach in our predictive maintenance article. Proactively and strategically maintaining and upgrading your building, as well as small repairs here and there, are much easier on the budget than a whole makeover.

Staying ahead of FISP requirements

Navigating Local Law 11 compliance can be complex, but staying proactive can save your building time, money, and legal trouble. Planning inspections early, budgeting for repairs, and keeping clear records will help ensure your building remains in good standing.

For buildings in Sub-cycle 10A, it’s crucial to start preparing now. Check out our dedicated FISP Cycle 10A guide [insert hyperlink] for a deeper dive into what your board needs to do to stay compliant.

At Daisy, we take the burden of property management off your shoulders. From handling Local Law 11 compliance to overseeing inspections, repairs, and DOB filings, our team makes sure everything runs smoothly. We don’t just advise—we do the work, so your board can focus on the bigger picture while we take care of the details. Need help with FISP? We're here!