Code: LL11 (Safety inspection law)
Description: (Local Law 11 of 1998 ) is a New York City law that requires owners of buildings over six stories to hire a qualified architect or engineer to inspect all exterior walls and façades every five years, file a report with DOB, and repair any unsafe or deteriorated conditions. It replaced and expanded the earlier LL10/80, which only covered street‑facing façades.
Practical Meaning: For a NYC homeowner in a building over six stories, this law means the building must pay for periodic façade inspections and any repair work the engineer or architect identifies. If you are on a board or an active owner, you need to plan for these costs, respond to reports that classify the façade as Unsafe or Safe With a Repair and Maintenance Program (SWARMP), and make sure filings and repairs are done on time.
Where You May See It: DOB safety pages, façade inspection reports, board or managing agent emails, engineering proposals for façade work, DOB NOW records, violation descriptions, and offering plans or due‑diligence reports for taller residential or mixed‑use buildings.
Why It Matters: Ignoring this law can lead to large fines, emergency repair costs, sidewalk sheds that stay up for years, and serious safety risks from falling bricks or façade pieces. Good compliance keeps residents and pedestrians safe, protects the building's value, and avoids problems when refinancing or selling units. Do not confuse LL11 (the current façade inspection law) with LL10/80 (the older, narrower version it replaced).