Facade Inspection and Safety Program (FISP) Updates for NYC Building Owners

Facade Inspection and Safety Program (FISP) Updates for NYC Building Owners

New York City updated the Facade Inspection and Safety Program (FISP*), formerly Local Law 11. These rules apply to most mid‑ and high‑rise buildings and are now in Cycle 10 (2025–2029). Knowing the basics helps you avoid big penalties, long‑term sidewalk sheds, and emergency work.

Who Must Comply with FISP?

• All buildings taller than 6 stories must file FISP facade inspection reports with the NYC Department of Buildings (DOB*).
• DOB can also require other buildings to comply if it finds safety concerns or special conditions.

Key Owner Obligations Under FISP

• Hire a Qualified Exterior Wall Inspector (QEWI*). This is a NYS licensed architect or engineer with facade experience.
• Make sure there is at least one close‑up inspection of each required facade every cycle (often using scaffolds or other approved methods).
• The QEWI must rate the building as:
  • SAFE – no unsafe or SWARMP conditions;
  • SWARMP (Safe With a Repair and Maintenance Program) – not unsafe today, but must be repaired by a deadline; the same issue cannot be SWARMP in two cycles in a row.
  • UNSAFE – an immediate hazard that needs quick protection and repair.
• File the FISP report electronically through DOB NOW: Safety within your building’s Cycle 10 filing window.
• Get and close out any DOB work permits needed for facade repairs and for sidewalk sheds or other protection.

If You Do Not Comply

• No Report Filed (NRF) and late filings: DOB can charge a base penalty plus monthly fines until you file an acceptable report and correct unsafe conditions.
• Unsafe conditions: You must immediately install public protection (for example, a sidewalk shed or safety netting) and start repair work. Extensions of time are limited and financial hardship is not an acceptable excuse.
• Long‑term sheds and open violations: Keeping a shed for years without finishing repairs can bring higher penalties and more enforcement, including ECB/OATH summonses.
• Very serious cases: Unrepaired hazards may lead to partial or full building vacate orders.

What’s New for Cycle 10

• Early filing for NRF buildings: Some owners with “No Report Filed” status from Cycle 9 can submit a Safe or SWARMP report early in Cycle 10, if DOB approves a sub‑cycle override. This can stop ongoing civil penalties.
• Stricter SWARMP tracking: The same condition at the same location cannot be reported as SWARMP for two consecutive cycles; it must be repaired and certified corrected by the QEWI in Cycle 10.
• More guidance coming: DOB plans new FISP rules and an industry guide to explain standards, inspections, and paperwork for future cycles.

Getting Help and Reducing Costs

• Work with an experienced QEWI and contractor familiar with DOB facade permits, sidewalk sheds, and FISP reporting.
• Check with your local Business Improvement District (BID), NYC Small Business Services programs, and neighborhood organizations for storefront or facade improvement grants that may help offset costs, especially for mixed‑use or commercial buildings.
• Coordinate FISP repairs with other planned exterior projects (roofing, window replacement, pointing) to reduce mobilization and scaffold costs.

Simple Action Checklist

• Confirm whether your building is subject to FISP (height over 6 stories, or otherwise designated by DOB).
• Look up your building’s block number and determine your Cycle 10 sub‑cycle and filing window.
• Review your last FISP filing status in DOB NOW: Safety (Safe, SWARMP, Unsafe, or NRF).
• Book a QEWI inspection well before your deadline, especially if you expect major repairs or a shed.
• Fix unsafe and SWARMP issues within the QEWI’s deadlines and keep proof of all work and DOB sign‑offs.

If You Take No Action

Unrepaired facade problems are dangerous and can cause penalties, violations, and even building closure. If you miss your filing window, DOB can give your building “No Report Filed” (NRF) status and start civil penalties until a proper report is accepted.