Local Law 11 for Board Members
Local Law 11 Facade Repairs for Co-Op and Condo Boards in NYC
As a board member of a New York City co-op or condominium, Local Law 11 compliance is one of your most significant legal and fiduciary obligations.
The decisions you make during a Local Law 11 cycle affect your shareholders or unit owners for years: in their assessments, in their daily lives during construction, and in the long-term condition of the building’s exterior. Getting it right matters.
Nova Construction Services has spent 30 years working with co-op and condo boards across Manhattan. We provide the expertise, transparency, and reliability that boards need from their exterior restoration contractor.
What Boards Are Worried About With Local Law 11
Board members are volunteers making consequential decisions about other people’s homes and finances.
When Local Law 11 comes up, the concerns are real and legitimate:
- How much will this cost — and will the estimate hold?
- What are our legal obligations if we miss the filing deadline or fail to complete required repairs?
- How do we choose a contractor we can actually trust to do the work correctly and on time?
- How do we communicate this to shareholders or unit owners without causing unnecessary alarm?
- What if the inspector’s findings are worse than expected and the project scope grows mid-construction?
- How long will the sidewalk shed be up, and how will that affect quality of life and property values?
- Are we exposed to personal liability if something goes wrong?
- How do we know the work is being done properly and to code?
These are the real questions boards face. Nova’s approach to working with boards is built around addressing each issue directly.
Transparency, Clarity, and No Surprises
Local Law 11 (the Façade Inspection Safety Program) applies to any NYC building taller than six stories. Inspections are conducted by a Qualified Exterior Wall Inspector (QEWI) on a five-year cycle.
The inspector classifies the building’s exterior condition as Safe, SWARMP (Safe With a Repair and Maintenance Program), or Unsafe. SWARMP and Unsafe classifications trigger mandatory repair obligations.
1. Clear, Detailed Proposals
Nova provides written proposals that clearly itemize all required exterior repair work, access methods, material specifications, and project timeline.
Before your board votes to approve a contract, you know exactly what you are approving — and why each item is there.
2. Fixed-Scope Accountability
Nova’s proposals are based on a thorough review of your inspection report and a site walkthrough. If conditions encountered during construction differ from what the report described, we notify your board in writing before proceeding and seek approval for any scope changes. You are never surprised by a change order after the work is done.
3. Support for Shareholder and Resident Communication
Boards are often asked to communicate project updates to shareholders or unit owners who have questions about scaffolding, noise, and disruption. Nova provides accurate, plain-language project status updates that you can share with your community.
4. Documentation You Can Stand Behind
Every Nova project generates complete construction documentation: permits, inspection records, completion reports, and DOB filing materials. If a shareholder, attorney, or regulatory agency asks for proof that work was done correctly and on time, you will have it.
Nova Construction Services performs exterior facade repairs based on the scope determined by your building’s Qualified Exterior Wall Inspector (QEWI). We do not determine what work needs to be done, classify inspection findings, or advise on the adequacy of inspection recommendations. Those determinations are made by the inspector, who is independent of Nova.
What Nova Does — From Mobilization to DOB Closeout
Nova provides comprehensive exterior repair and restoration services as required by your Local Law 11 inspection report. Our work focuses entirely on the building’s exterior.
Our scope typically includes:
- Masonry restoration: brick repointing, spalling repair, brick replacement
- Concrete repair on balconies, parapets, slabs, lintels, and structural elements
- Terra cotta, limestone, brownstone, and architectural stone repair and replacement
- Parapet wall and coping stone reconstruction
- Window sill and frame repair and replacement
- Architectural metals: fire escapes, railings, cornices, canopies, and ornamental elements
- Waterproofing of balconies, terraces, and flat roof surfaces
- Facade and stone cleaning
- Sidewalk sheds, pipe scaffolding, and suspended scaffold installation and removal
- DOB permit acquisition — Nova handles all required permits
- Closeout documentation and DOB filing coordination
For landmark-designated buildings, Nova also coordinates with the NYC Landmarks Preservation Commission (LPC) on approvals and material compliance.
See our dedicated pages for your building type:
→ Local Law 11 for Co-Op Buildings NYC
→ Local Law 11 for Condo Buildings NYC
→ Local Law 11 for Rental Buildings NYC
→ Local Law 11 for Landmark Buildings NYC
→ Local Law 11 for Church Buildings NYC
→ Local Law 11 for Historical Buildings NYC
A Process Designed Around How Boards Actually Work
Boards make decisions by vote, on a schedule, and with input from multiple parties. Nova’s process is designed to respect that structure. We offer you clear decision points, appropriate lead time, and the information you need to vote with confidence.
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Step 1 — Inspection Report Review
After your QEWI inspection report is issued, invite Nova for a site walkthrough and report review. We walk the building with your property manager, review all findings, and discuss what each condition means in practical terms. You leave the meeting understanding the scope of work.
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Step 2 — Written Proposal (Board Review and Vote)
Nova provides a detailed written proposal suitable for board review. We recommend presenting this alongside proposals from other contractors so your board can make a properly competitive selection. Once your board votes to approve, we move to the next stage.
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Step 3 — Pre-Construction Planning (Resident Notification Window)
Before mobilization begins, we provide a construction schedule. This window allows the board to communicate with shareholders or unit owners, address concerns, and prepare the building community for what's coming.
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Step 4 — Construction With Board Reporting
Throughout construction, your property manager receives regular written status updates from Nova's project manager. For major milestones, we can provide a brief summary suitable for a board meeting agenda. Any scope changes are flagged to the board for approval before execution.
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Step 5 — Completion and Final Documentation
At project completion, Nova delivers the full documentation package to your property manager and QEWI engineer. You receive confirmation that all required work is complete, all permits are closed, and the DOB cycle filing is supported. The sidewalk shed comes down and the building returns to normal.
What Sets Nova Apart for Co-Op and Condo Boards
- 30 years of exterior restoration work on Manhattan's most demanding residential buildings: co-ops, condos, and landmark properties
- Deep knowledge of DOB permit and compliance requirements
- Experience working within the governance structures of co-op and condo boards
- Transparent, itemized proposals that boards can review, compare, and approve with confidence
- No surprise change orders without prior board notification and approval
- Complete documentation delivered at closeout
- Specialist expertise in landmark buildings for co-ops and condos with LPC designations
- 250+ completed projects and testimonials from managing agents and architects who have worked with Nova across many projects
Frequently Asked Questions: Local Law 11 for Co-Op and Condo Boards
Local Law 11 (formally the Facade Inspection Safety Program) requires all NYC buildings taller than six stories to undergo professional exterior wall inspections every five years, with findings filed with the NYC Department of Buildings. If your co-op or condo building exceeds six stories, it is subject to FISP.
The co-op corporation or condominium association is the legally responsible party for FISP compliance. This includes retaining a Qualified Exterior Wall Inspector (QEWI), ensuring the inspection report is filed on time, and completing all required repairs within the applicable deadline. Board members who fail to act on known compliance obligations may face personal fiduciary liability.
The Qualified Exterior Wall Inspector (QEWI) determines what work is required based on their inspection of the building’s exterior. Nova Construction Services executes the repairs specified in the report.
We do not make recommendations about what should or should not be repaired, and we do not advise on inspection findings. The inspector’s determination is independent of Nova.
Phasing is sometimes possible depending on the classification of findings. Unsafe conditions cannot be deferred — they require immediate action. SWARMP conditions have defined deadlines.
Any phasing strategy must be reviewed with your QEWI and attorney to ensure it doesn’t create compliance risk. Nova can structure work to align with a phased approach where it is permissible.
Non-compliance results in DOB violations and escalating fines. In cases of Unsafe conditions that go unaddressed, the DOB may pursue further enforcement action. Buildings with unresolved LL11 violations also face challenges in financing, refinancing, and sale transactions. Boards that knowingly fail to act may face personal liability claims from shareholders or unit owners.
Yes. Landmark-designated buildings require NYC Landmarks Preservation Commission (LPC) approval for exterior repair work, in addition to standard DOB permits. This adds time to the pre-construction process and requires additional documentation.
Nova has extensive experience managing this dual-approval process. Early engagement is essential.
For professional architectural metalwork services that combine beauty and strength, trust Nova Construction Services. Contact us today to learn more and schedule a consultation.
Ready to Move Forward on Your Building's Local Law 11 Repairs?
If your building has received an inspection report with required repairs, Nova Construction Services is ready to help. Contact us to schedule a site walkthrough and receive a detailed, itemized proposal for all required exterior repair work!
Got a project in mind?
Let’s talk with Local Law 11 Experts about bringing your construction vision to life!
