Local Law 11 NYC: Your Complete Guide to FISP Compliance
Wed 02/11/2026 - 22:06
Local Law 11 NYC: Your Complete Guide to FISP Compliance
Does your building need a Local Law 11 inspection? In this article, learn which properties must comply with FISP, what inspections are required, and how NYC owners and managers can avoid penalties.
Key Takeaways: Local Law 11 Requirements
- Local Law 11 is mandatory for most NYC buildings over six stories in NYC
- Inspections and reports must be filed by a Qualified professional (QEWI)
- Inspections must be done every 5 years, by February 21st of your assigned cycle year
- Non-compliance carries significant penalties starting at $1,000 monthly
- Unsafe conditions require immediate action including protective measures
- Early planning reduces costs, risk, and disruption
What is Local Law 11 for NYC Buildings?
Understanding LL11 (FISP)
Local Law 11 (LL11), officially known as the Façade Inspection Safety Program (FISP), mandates periodic façade inspections by a Qualified Exterior Wall Inspector (QEWI) for buildings taller than six stories throughout New York City.
The program is administered by the NYC Department of Buildings (NYC DOB) and applies across all five boroughs. Failure to comply can result in additional fines, late filing fees, and enforcement actions.
Purpose of FISP
The purpose of Local Law 11 is to protect public safety by identifying unsafe conditions, potential hazards, and façade deficiencies before they pose a risk to pedestrians, occupants, or adjacent properties. It ensures that building façades remain structurally sound and properly maintained over time, while also establishing clear accountability for property owners and managers.
Scope of FISP
A façade inspection under FISP evaluates facades and exterior appurtenances, including:
- Exterior walls and cladding systems
- Parapets, copings, and cornices
- Balconies, terraces, railings and guardrails
- Fire escapes
- A/C units, light fixtures and signage
- Masonry, stone, terracotta, and metal systems
- Window lintels, shelf angles, and anchors
Inspectors assess conditions using close-up physical examinations from scaffolding, rope access, or other approved methods.
Local Law 11 (LL11), officially known as the Façade Inspection Safety Program (FISP), mandates periodic façade inspections by a Qualified Exterior Wall Inspector (QEWI) for buildings taller than six stories throughout New York City.
The program is administered by the NYC Department of Buildings (NYC DOB) and applies across all five boroughs. Failure to comply can result in additional fines, late filing fees, and enforcement actions.
Purpose of FISP
The purpose of Local Law 11 is to protect public safety by identifying unsafe conditions, potential hazards, and façade deficiencies before they pose a risk to pedestrians, occupants, or adjacent properties. It ensures that building façades remain structurally sound and properly maintained over time, while also establishing clear accountability for property owners and managers.
Scope of FISP
A façade inspection under FISP evaluates facades and exterior appurtenances, including:
- Exterior walls and cladding systems
- Parapets, copings, and cornices
- Balconies, terraces, railings and guardrails
- Fire escapes
- A/C units, light fixtures and signage
- Masonry, stone, terracotta, and metal systems
- Window lintels, shelf angles, and anchors
Inspectors assess conditions using close-up physical examinations from scaffolding, rope access, or other approved methods.
What Buildings Are Subject to Local Law 11?
Local Law 11 requirements apply to buildings meeting specific criteria, based primarily on height and occupancy.
Buildings requiring LL11 compliance
You must comply with FISP if your building meets all of the following conditions:
- Buildings taller than six stories: These buildings are fully subject to FISP and must complete inspections and file reports during their assigned local law 11 cycles.
- Buildings located anywhere within NYC's five boroughs (Manhattan, Brooklyn, Queens, The Bronx, and Staten Island)
- Properties with exterior walls and appurtenances
- All occupancy types including residential, commercial, institutional, and mixed-use
Buildings exempted from LL11 compliance
Buildings that are exempted to comply with FISP are:
- Structures six stories or fewer. However, some buildings may still be subject to NYC DOB enforcement if unsafe façade conditions exist.
- Buildings constructed entirely of certain lightweight materials (subject to specific DOB determinations)
Qualified Exterior Wall Inspectors
Where Do I Find Qualified Local Law 11 Contractors?
To stay compliant with Local Law 11, building owners must engage a Qualified Exterior Wall Inspector (QEWI) to perform, witness, or supervise all facade inspections.
What is QEWI?
A QEWI is a Qualified Exterior Wall Inspector registered with the NYC Department of Buildings (DOB). These professionals are either Registered Architects (RA) or Professional Engineers (PE) licensed by New York State. They are the only professionals authorized to conduct FISP inspections in New York City.
Why hire a QEWI?
Hiring a QEWI ensures your Local Law 11 inspection is performed by a licensed professional with proven experience in façade inspection and repair. QEWIs understand NYC building codes and are experienced in NYC DOB filing and compliance procedures, helping reduce risk, prevent reporting errors, and streamline the FISP process.
When selecting a QEWI, request references, verify credentials directly with the NYC DOB, and confirm that appropriate professional liability insurance is in place before engagement.
At SOCOTEC, our NYC DOB–registered QEWIs support building owners across all five boroughs, from inspection and reporting to repair oversight and full Local Law 11 compliance.
To stay compliant with Local Law 11, building owners must engage a Qualified Exterior Wall Inspector (QEWI) to perform, witness, or supervise all facade inspections.
What is QEWI?
A QEWI is a Qualified Exterior Wall Inspector registered with the NYC Department of Buildings (DOB). These professionals are either Registered Architects (RA) or Professional Engineers (PE) licensed by New York State. They are the only professionals authorized to conduct FISP inspections in New York City.
Why hire a QEWI?
Hiring a QEWI ensures your Local Law 11 inspection is performed by a licensed professional with proven experience in façade inspection and repair. QEWIs understand NYC building codes and are experienced in NYC DOB filing and compliance procedures, helping reduce risk, prevent reporting errors, and streamline the FISP process.
When selecting a QEWI, request references, verify credentials directly with the NYC DOB, and confirm that appropriate professional liability insurance is in place before engagement.
At SOCOTEC, our NYC DOB–registered QEWIs support building owners across all five boroughs, from inspection and reporting to repair oversight and full Local Law 11 compliance.
How Often is Local Law 11 Inspection Required?
Local Law 11 inspections are required every five years, following the city’s established filing cycles. Each cycle is divided into sub-cycles (A, B, and C), determined by the last digit of the building’s block number.
As of 2026, the current FISP cycle is Cycle 10 (2025-2029). Cycle 11 will follow with updated requirements and enforcement priorities.
Owners must file their FISP inspection report within their assigned window to remain in good standing. FISP reports must be submitted:
- Within 1 year of the last up-close inspection date
- 60 days of the "critical examination" by a QEWI
FISP Cycle 10 Deadlines
Can Building Owners Refuse a FISP Inspection?
No. A building owner cannot refuse the required Local Law 11 inspection. This is a mandatory compliance requirement enforced by the NYC DOB, and failure to allow access or perform inspections is considered non-compliance. Even if a façade appears visually sound, inspections must still be performed and documented by a QEWI.
If access limitations exist, they must be clearly documented in the report and addressed promptly. Repeated failure to comply may lead to enforcement actions and escalated fines.
What Are the Penalties for Non-Compliance with LL11?
The NYC DOB enforces local law 11 requirements through escalating penalties:
Financial penalties
- $1,000 monthly fine for failure to file inspection reports on time
- Late filing fee for submissions after the deadline
- Additional fines for buildings with unsafe conditions lacking protective measures
- Compounding penalties that increase the longer non-compliance continues
Operational consequences
- Mandatory sidewalk sheds installed at owner expense
- Stop-work orders on other projects until compliance achieved
- Increased insurance and liability exposure
- Delays in refinancing or property transactions
What Ratings Can Buildings Receive?
Local law 11 inspections result in one of several condition classifications. The assigned rating determines your compliance obligations and timeline for addressing identified issues.
What happens if an Unsafe condition is observed?
When an Unsafe condition is observed during a FISP inspection, immediate action is required to protect public safety and comply with New York City Department of Buildings regulations.
- Immediate mitigation: Install netting, apply temporary sealants, secure loose elements, or remove unstable materials to protect the public.
- Mandatory DOB notification: The QEWI notifies the New York City Department of Buildings. Ownership has 30 days to complete repairs.
- Re-inspection and filing: After repairs, the QEWI re-inspects within two weeks and submits an amended report (typically updating status to SWARMP).
- Extensions if needed: FISP Extension of Time forms (FISP 1 & FISP 2) are filed every 90 days, if required.
- Sidewalk shed adjustments: Partial removal may be coordinated when conditions allow.
- Final approval: The DOB reviews documentation and formally updates the building status to SAFE once verified.
SOCOTEC's Local Law 11 Inspection and Repair Services in NYC
Our Façade Inspection Expertise in NYC
SOCOTEC brings decades of specialized experience to Local Law 11 compliance across New York City. Our team of facade inspectors and 7 registered QEWIs provides comprehensive façade inspection services tailored to your building's unique characteristics, including wall type (masonry, terra cotta, glass, concrete...), materials, and construction age.
Our capabilities include:
- Complete up-close inspections of facades and appurtenances meeting all NYC DOB requirements
- Technical FISP report preparation and filing for DOB
- Probe testing and structural engineering assessments
- Emergency condition response and protective measure installation
- FISP repairs, façade restoration design, and construction oversight
- Use of inspection tools, including cameras, binoculars, measuring tape, sounding hammer, mirror, drones, etc.
Early planning reduces costs, risk, and disruption by enabling SOCOTEC’s QEWIs and façade specialists to proactively assess conditions, anticipate FISP compliance needs, and address issues early.
Ready to Ensure Your Building's Local Law 11 Compliance?
Schedule your façade inspection with a QEWI today!
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