FISP / Local Law 11 Compliance: What Every NYC Building Owner Needs to Know

New York City's Façade Inspection Safety Program (FISP) — commonly known as Local Law 11 — is one of the most consequential regulations affecting building owners in the five boroughs. Enacted after fatal incidents involving falling building materials, FISP requires every building taller than six stories to undergo a professional exterior inspection every five years.

The program is administered by the NYC Department of Buildings and classifies façade conditions into three categories: Safe, Safe With a Repair and Maintenance Program (SWARMP), or Unsafe. Buildings found Unsafe must complete repairs within strict DOB timelines or face escalating violations, fines, and potential sidewalk shed requirements.

Understanding the FISP Cycle

NYC buildings are divided into sub-cycles based on their block and lot numbers. Each sub-cycle has specific filing deadlines that rotate on a five-year schedule. For building owners and property managers, understanding which FISP cycle your building falls under — and when your filing deadline is — is critical.

Missing a deadline doesn't just risk financial penalties; it can expose the building to significant liability if a façade failure injures someone on the street below. The DOB has progressively increased enforcement, and buildings with overdue FISP filings face compounding violations that can reach tens of thousands of dollars.

What the Inspection Covers

A qualified exterior wall inspector (QEWI) — a licensed Professional Engineer or Registered Architect — must examine all exterior walls, including:

• Masonry walls — brick, stone, terra cotta, and concrete
• Metal and glass curtain walls
• Balconies, terraces, and railings
• Parapets and copings
• Window sills and lintels
• Mortar joints and sealants
• Fire escapes and their connections to the building

The inspector must perform a hands-on examination of representative areas using close-up inspection methods — not just a visual survey from the ground. This is where scaffold access, rope access, or modern drone technology becomes essential.

How Panorama Restoration Manages the Full FISP Cycle

Panorama Restoration manages the entire FISP process from start to finish. Our approach integrates traditional expertise with advanced technology:

Initial Inspection: Our licensed Professional Engineers conduct thorough hands-on inspections of all building elevations. We supplement traditional methods with high-resolution drone surveys that capture every square foot of the building envelope in photographic detail.

Condition Reporting: We prepare comprehensive FISP condition reports with detailed documentation of all identified deficiencies, photo evidence, and repair recommendations. Our AI-powered documentation system ensures nothing is missed.

Repairs and Remediation: For buildings classified as SWARMP or Unsafe, we execute all required repairs — from minor repointing and sealant replacement to major masonry restoration and structural reinforcement. Every repair is documented and photographed.

DOB Filing and Close-Out: Upon completion, our AI close-out system compiles the full project record — inspection data, field reports, material certifications, test results, photos, and DOB filings — into a comprehensive, professionally formatted close-out package.

Common FISP Pitfalls

Waiting Until the Last Minute

Many building owners delay FISP inspections until their deadline is imminent. This creates a rush that drives up costs and limits contractor availability. Starting 12–18 months before your filing deadline gives you time to plan, budget, and execute any required repairs without emergency pricing.

Choosing the Wrong Contractor

FISP compliance requires specific expertise in façade inspection, structural assessment, and DOB filing procedures. General contractors without FISP experience often miss critical deficiencies, submit incomplete reports, or fail to coordinate repairs efficiently. Choose a specialty restoration contractor with a demonstrated track record in FISP compliance.

Ignoring SWARMP Conditions

A SWARMP classification is not a pass — it's a conditional status that requires ongoing monitoring and maintenance. Buildings that neglect their SWARMP repair and maintenance program risk escalation to Unsafe status at the next inspection cycle, which triggers mandatory immediate repairs and potential sidewalk shed installation.

The Bottom Line

FISP compliance is not optional, and the consequences of non-compliance extend far beyond fines. Building owners who take a proactive approach — starting early, choosing the right contractor, and investing in thorough documentation — protect their property, their residents, and their bottom line.

Panorama Restoration brings the full combination of licensed engineering expertise, drone-assisted inspection technology, and AI-powered documentation to every FISP project. Whether your building needs its first FISP inspection or has an existing Unsafe condition that needs resolution, we're ready to help.