What Is Local Law 11? Everything You Need To Know

Local Law 11, officially known as the Facade Inspection Safety Program (FISP), is a key safety mandate in New York City that plays a vital role in protecting public safety.

This crucial building code requires buildings subject to the law — specifically those greater than six stories — to have regular facade inspections, repairs, and maintenance on their exterior walls and appurtenances. The main goal is to ensure public safety by preventing pieces of buildings from falling and possibly hurting people.

This new law covers all five boroughs: Manhattan, The Bronx, Brooklyn, Queens, and Staten Island. Basically, if your building is more than six stories high, you need to achieve Local Law 11 compliance and regularly check and repair its exterior through facade inspections every five years.

How Did Local Law 11 Start?

Local Law 11 plays a vital role in the safety and integrity of New York City’s buildings. This law is designed to spot problems early, instead of waiting until something goes wrong.

Local Law 11 was created after serious accidents happened because of falling building materials.

It started with Local Law 10 of 1980, passed after a college student died from a piece of terra cotta falling from a building. The mayor at the time, Ed Koch, set up the first inspection requirements for checking building exteriors under this earlier mandate.

Later, in 1997, bricks fell from a building on Madison Avenue, showing weaknesses in the old law. Even though there was a safety net, the incident proved more was needed.

Just a few months afterward, Mayor Giuliani signed Local Law 11, which was enacted in 1998.

This new law replaced and expanded Local Law 10 of 1980, removing many exceptions and adding more specific requirements.

Tragic incidents since then, including deaths in 2015 and 2019, have led to even clearer rules and more effort by the NYC Department of Buildings to enforce them.

What Buildings Does Local Law 11 Apply To?

Local Law 11 covers nearly all tall NYC buildings over six stories in New York City. If your building is greater than six stories — counting stories above a basement, but not a cellar — it must follow Local Law 11 requirements and undergo regular facade inspections.

With about 12,500 buildings subject to this mandate, the law is meant to cover as many tall structures as possible to help keep the city safe and maintain the safety and integrity of New York City’s buildings.

How Is Local Law 11 Different From Previous Façade Regulations?

Local Law 11 made several big changes compared to the earlier Local Law 10 of 1980. Most importantly, it:

• expanded to include more buildings subject to inspection requirements, dropping many exemptions
• required hands-on facade inspections of exterior walls and appurtenances, not just looking from the ground
• created specific requirements for facade conditions: Safe, Safe With a Repair and Maintenance Program (SWARMP conditions), and those classified as unsafe
• set clear rules and deadlines for making repairs, and added higher fines for failure to correct unsafe conditions

This set up a more organized, regular system for keeping building exteriors safe in New York City and ensuring Local Law 11 compliance.

Why Local Law 11 Matters for Building Safety

The main reason for Local Law 11 is public safety. Tall buildings can drop dangerous debris if not checked and repaired, risking injury or worse to people nearby.

By making regular checks and fixes mandatory, the law helps stop these hazards. Also, regular inspections mean that small problems can be repaired before they grow into big, expensive ones.

Overall, Local Law 11 helps protect lives, property, and the appearance of New York City’s famous skyline.

What Are the Risks of Ignoring Façade Inspections?

If you ignore Local Law 11 requirements, you risk much more than fines:

1. People can be seriously injured or killed by falling debris from masonry or other building materials.
2. Owners can face large fines for not filing reports or fixing problems, sometimes much higher than the cost of regular maintenance and budgeting for repairs.
3. The building could be sued or the owner could even face criminal charges if someone gets hurt.
4. Small problems, like leaks or small cracks, can grow into big, expensive repairs if ignored.
5. Property value may drop, and tenants might face inconvenience or want to move elsewhere.

How the Façade Inspection Safety Program (FISP) Works

The Facade Inspection Safety Program is the program that puts Local Law 11 into practice. It sets out who does the facade inspections, what they look for, how to report results, and what repairs to make.

The process is built to be thorough and organized so building owners, inspectors, and the NYC Department all follow the same steps, and problems get fixed before they become unsafe.

What Is a Qualified Exterior Wall Inspector (QEWI)?

A Qualified Exterior Wall Inspector (QEWI) is a licensed professional engineer (PE) or registered architect (RA) in New York State approved by the NYC Department of Buildings (DOB).

These architects and engineers must also show that they have real-life experience in looking at, designing, and fixing building exteriors. Only registered QEWIs can do these facade inspections and submit the reports needed for Local Law 11 compliance.

Local Law 11 Inspection Cycle and Deadlines

Local Law 11 has a set schedule for facade inspections every five years. This regular cycle helps everyone — owners, inspectors, and contractors — plan ahead for the next inspection cycle.

Following this cycle is key to keeping buildings safe and avoiding penalties, though compliance can be complex.

How Often Are Inspections Required?

Every building covered by Local Law 11 must have its exterior walls and appurtenances inspected every five years through facade inspections. Each five-year period (called a cycle) is divided into three “sub-cycles” (A, B, and C).

Sub-cycles are based on the last digit of a building’s block number. This way, not all 12,500 buildings subject to the mandate need inspecting or fixing at the same time.

What Are the Critical Filing Dates?

The deadline for your building depends on which sub-cycle you are in.

For Cycle 10 (2025-2030):

• Cycle 10A: Starts February 21, 2025. Any SWARMP conditions from Cycle 9 (the previous cycle) must be fixed by February 21, 2027, or they become classified as unsafe.
• Cycle 10B: Starts February 21, 2026. End dates vary, so check the NYC Department of Buildings’ official schedule.

The final inspection report must be filed with the NYC Department of Buildings within 60 days of finishing the last inspection, and no more than 12 months after the actual hands-on check. For new or expanded buildings, the initial report is due five years after the first Temporary Certificate of Occupancy.

Use the DOB’s resources to find your specific deadline and ensure Local Law 11 compliance.

Steps Before, During, and After the Local Law 11 Inspection

To follow Local Law 11 requirements properly, building owners must prepare, go through the facade inspections, and complete all required reports and repairs. Careful attention at each stage helps ensure public safety and avoids big fines.

Pre-Inspection Preparation for Building Owners

1. Hire a Qualified Exterior Wall Inspector (QEWI) with experience in your building type.
2. Gather important paperwork: building plans, past inspection reports, repair permits, and maintenance records.
3. Clear any areas (like balconies and roofs) so inspectors can reach all needed places.
4. Inform tenants about when and why the inspection will happen, and what they should expect.

Visual and Hands-On Inspection Process

1. The QEWI starts with an overall visual inspection, then does close-up, hands-on checks using scaffolding or platforms to examine every 60 feet along street-facing walls.
2. They also probe for “wall ties” if your building has hollow walls, to check for hidden problems.
3. The QEWI looks for cracks, water damage, loose parts, and other dangers, tracking everything closely with notes and photos.