Local Law 11 for Rental Buildings NYC
Local Law 11 Façade Compliance for NYC Rental Buildings
Rental building owners in New York City face a straightforward but high-stakes obligation under Local Law 11: keep your exterior façade safe, file on time, and complete required repairs before the deadline.
For owners of multi-family rental properties the financial and legal consequences of non-compliance can be significant.
Nova Construction Services is a specialist exterior restoration contractor with 30 years of experience on Manhattan buildings. We help rental property owners and their management teams execute every repair required under Local Law 11 / FISP.
Trusted by NYC Building Owners and Property Managers for 30 Years
Nova Construction Services has completed more than 250 exterior restoration projects across New York City.
Our clients include property owners, managing agents, architects, and engineers who rely on us to deliver compliant, high-quality work without delays or surprises.
30+ years of exterior restoration experience on NYC buildings
250+ completed restoration and preservation projects
Experienced with large-scale multi-family rental buildings across Manhattan
Trusted by managing agents
Lucy G. Moses Preservation Award recipient
FISP Requirements and What They Mean for Your Rental Property
Local Law 11 (the Façade Inspection Safety Program) requires all NYC buildings taller than six stories to undergo professional exterior inspections on a five-year cycle. Inspections are performed by a Qualified Exterior Wall Inspector (QEWI) who classifies conditions as Safe, SWARMP, or Unsafe.
Any classification requiring repairs triggers mandatory compliance obligations.
1. Single-Owner Accountability
Unlike co-ops or condos, rental buildings have a single owner of record who bears full responsibility for compliance. This simplifies decision-making but concentrates risk: fines, violations, and litigation stemming from façade failures all fall on the building owner.
2. Occupied Buildings and Tenant Considerations
Rental buildings are occupied. Scaffolding, repair work, and sidewalk sheds affect tenant quality of life — and in some cases can trigger rent abatement claims if work is conducted improperly.
Nova’s experienced project management team coordinates all construction activities to minimize tenant impact and meet landlord obligations under applicable housing law.
3. Portfolio Owners and Multi-Building Compliance
Owners with multiple rental buildings benefit from a contractor who can manage Local Law 11 compliance across a portfolio.
Nova has the capacity and organization to handle multiple projects simultaneously, allowing portfolio owners to streamline vendor relationships and maintain consistent quality standards.
Nova Construction Services performs exterior façade repairs. We do not perform inspections or advise on findings. Required repairs are determined by your building’s qualified inspector.
Nova's Exterior Repair Services for NYC Rental Buildings
Nova provides all exterior repair work required under your Local Law 11 inspection findings, including:
- Masonry restoration, brick replacement, and repointing
- Spalling concrete repair on balconies, parapets, and slabs
- Lintel and sill repair and replacement
- Parapet wall reconstruction and coping stone repairs
- Terra cotta, limestone, and brownstone repair and replacement
- Waterproofing of balconies, terraces, and rooftop surfaces
- Architectural metals: fire escapes, railings, cornices, window frames
- Façade and stone cleaning
- Sidewalk sheds, pipe scaffolding, and suspended scaffold
- DOB permit acquisition and construction documentation
Nova’s approach emphasizes quality, durability, and accuracy of scope. We do not cut corners or substitute inferior materials. Our work is built to last through future inspection cycles.
Our Local Law 11 Process: Simple, Transparent, Efficient
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Step 1 — Report Review & Site Walkthrough
We review your FISP inspection report alongside your property manager or asset management team. We walk the building to understand access conditions, tenant configurations, and any special repair challenges identified in the report.
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Step 2 — Scope & Proposal
Nova provides a clear written proposal covering all required repairs, access method, project phasing, timeline, and a fixed-price contract.
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Step 3 — Repair Execution
Our field crews execute all required exterior repairs under full-time supervision. We coordinate with your property manager to schedule work around tenant needs, minimize noise disruptions, and maintain a safe job site for building occupants.
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Step 4 — Final Documentation & Closeout
At project completion, we support your QEWI and engineer on final DOB filing and cycle closeout. The sidewalk shed is removed, the building is returned to normal operations, and your compliance record is updated.
FISP Deadlines for Rental Building Owners: What You Need to Know
New York City’s Local Law 11 cycle runs on a five-year schedule divided into Sub-Cycles A, B, and C. Each sub-cycle has a defined inspection filing window.
Once your inspection report is submitted with SWARMP or Unsafe conditions, repairs must be completed within the applicable deadline.
- Unsafe conditions require immediate public protection and expedited repair
- SWARMP conditions carry repair deadlines tied to the sub-cycle filing schedule
- DOB violations for non-compliance result in fines that escalate over time
- Sidewalk sheds that stay up longer than necessary create tenant and community relations problems
Rental building owners who wait until after their inspection to begin contractor selection often face a compressed timeline that drives up costs and limits options. Nova recommends beginning conversations before your cycle begins — especially for larger buildings or those with known façade conditions.
Why Rental Building Owners Choose Nova for Local Law 11
- 30 years of specialist exterior restoration — not a general contractor bidding your building as a commodity
- End-to-end service: scope review, permits, access, repairs, and DOB closeout
- Experienced with occupied rental buildings
- Capacity to handle single buildings or multi-building portfolios
- Transparent project management with dedicated project managers and consistent field supervision
- Proven track record with managing agents and property management firms across Manhattan
- Work built to last
Frequently Asked Questions: Local Law 11 for NYC Rental Properties
The building owner of record is solely responsible for FISP compliance, including filing the inspection report and completing all required repairs on schedule.
Failure to file or to complete required repairs by the deadline results in DOB violations and escalating fines. In cases of Unsafe conditions that are not corrected, the DOB may take further enforcement action.
Tenant rights in connection with scaffolding and construction are governed by applicable NYC housing law and lease terms. Nova recommends consulting your attorney and property manager.
Yes. Nova has the capacity and project management infrastructure to handle concurrent projects across a portfolio of buildings. We coordinate filing cycles, access scheduling, and contractor resources to serve multi-building clients efficiently.
Costs vary significantly based on building size, the nature and extent of required repairs, and access conditions. Nova provides detailed, fixed-price proposals following a thorough review of your inspection report and a site walkthrough.
Owners can certainly maintain their buildings proactively — and Nova is available for ongoing exterior maintenance and repair work outside of the formal FISP cycle. However, the inspection findings are determined independently by your QEWI based on conditions observed at the time of inspection.
Shed duration is tied to repair scope and complexity. Nova works efficiently to complete all required work as quickly as possible. Our experience on Manhattan rental buildings means we understand how to minimize shed time without compromising work quality.
Get a Local Law 11 Repair Proposal for Your Rental Building
Whether your building is mid-cycle, approaching a filing deadline, or just received its inspection report, Nova Construction Services is ready to help. Our team will review your inspection findings, walk the property, and provide a clear, detailed repair proposal.
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