Local Law 11 / FISP Explained: Safe, SWARMP and Unsafe Facades

If you own, manage or sit on the board of a taller building in New York City, “Local Law 11” is part of the calendar. Officially it’s the Facade Inspection & Safety Program (FISP), run by the NYC Department of Buildings (DOB). This guide explains in plain English who has to comply, how the cycle works, what the three classifications mean — especially the difference between SWARMP and Unsafe — and where a repair contractor fits in.

General information only. Requirements change; always confirm with DOB’s Facade Compliance page and your QEWI.

Who has to comply

DOB requires owners of properties higher than six stories to have their exterior walls and appurtenances inspected every five years and to file a technical facade report with the Department (NYC Construction Codes §28-302.1 and 1 RCNY §103-04). These inspections are called critical examinations, and only a DOB-approved Qualified Exterior Wall Inspector (QEWI) can perform them. Filings are made in DOB NOW: Safety.

DOB publishes a FISP map and list based on City records, but it’s ultimately the owner’s responsibility to correctly determine whether the building is subject to the program.

Cycles and sub-cycles

FISP runs in five-year cycles. Cycle 10 covers February 21, 2025 to February 20, 2030. To spread out demand for inspectors and contractors, DOB divides each cycle into sub-cycles A, B and C, assigned by the last digit of the building’s block number. DOB’s Cycle 10 diagram shows which digits fall into which sub-cycle and the filing window for each. If you’re not sure where your building falls, start there — or ask your QEWI.

The three classifications

After the critical examination, the QEWI files a report classifying the facade in one of three ways defined in 1 RCNY §103-04:

• Safe — no repair or maintenance is needed to sustain the structural integrity of the exterior, and the condition won’t become unsafe during the next five years.
• SWARMP (Safe With A Repair and Maintenance Program) — safe at the time of inspection, but it needs repairs or maintenance within the next five years (and not less than one year) to keep it from deteriorating into an unsafe condition.
• Unsafe — a condition that poses a danger. DOB’s rule FAQ explains that conditions needing repair within one year of the critical examination are unsafe.

SWARMP vs. Unsafe: why the difference matters

The two classifications set very different clocks.

If the report is SWARMP

• The QEWI must put a SWARMP completion date on the report — the date by which the condition is expected to become unsafe if not corrected. DOB says it can’t be less than one year or more than five years out.
• The owner needs to complete the repairs by that date.
• SWARMP items don’t quietly roll over. DOB’s filing guidance is explicit: a condition previously reported as SWARMP and still unrepaired must be reported as Unsafe in the next cycle. DOB’s FAQ adds that if the same SWARMP condition needed — and got — repairs in two consecutive cycles, it must be reported as Unsafe.

If the report is Unsafe

1. The QEWI notifies the owner, who must immediately install public protection (such as a sidewalk shed) as the QEWI recommends.
2. The unsafe condition is reported to DOB by calling 311, and the QEWI files a FISP3 (Notification of Unsafe Conditions) in DOB NOW.
3. A full Unsafe report is filed, and the unsafe conditions must be repaired within 90 days.
4. If repairs can’t be completed in 90 days, the QEWI files an initial extension request (FISP1), with further extensions (FISP2) as needed.
5. Once repairs are done, an amended report is filed. Public protection can come down only after an amended Safe or SWARMP report is approved.

DOB warns that owners are liable for civil penalties starting 90 days after the initial unsafe report is filed unless that time is covered by acceptable extension requests — and gaps between extension requests can trigger penalties too. On top of that, a sidewalk shed is an ongoing cost every month the repair isn’t finished.

Repairs must fix the cause

DOB’s FAQ states that facade repairs must include the correction of underlying causes, not only a cosmetic repair of the observed deterioration. And if a previously repaired condition needs repair again within the same cycle, DOB assumes the original repair wasn’t correct or adequate and treats the condition as unsafe. That’s a strong argument for doing the work properly the first time — removing failed material, addressing how water gets in and using compatible materials.

Typical FISP repair items include:

• Repointing deteriorated mortar joints
• Replacing cracked, spalled or loose brick
• Parapet and coping repairs or rebuilding (see our parapet guide)
• Lintel and sill repairs, and related crack repair
• Securing or repairing loose appurtenances

Some repairs need DOB work permits, and DOB notes that public protection is required once repairs begin. Your QEWI or architect typically prepares the scope and any filings; the contractor performs the work and documents it.

A realistic plan for owners and boards

1. Know your sub-cycle and hire a QEWI early, before the filing window gets crowded.
2. Budget for SWARMP items as soon as the report is filed — don’t let them carry into the next cycle as Unsafe.
3. For Unsafe conditions, line up a contractor immediately so work can start within the 90-day window, and keep your QEWI in the loop on extension filings.
4. Collect documentation — photos, invoices and permits — for the amended report.

Also note that the City’s separate annual parapet observation requirement applies to many buildings that are not FISP buildings. DOB says a FISP report that contains all the information required by the parapet rule can satisfy it.

How PrimeCity can help

We perform the masonry and facade repair work called for in FISP reports — repointing, brick replacement, parapets, lintels and more — and coordinate with your QEWI, engineer or architect. Property managers and boards can learn more on our commercial page, and owners on our Manhattan and Bronx pages. Send us your report and we’ll price the scope in writing.

Frequently asked questions

Official sources

• NYC DOB — Facade Compliance (FISP)
• NYC DOB — Facade Rule Frequently Asked Questions
• NYC DOB — FISP Cycle 10 sub-cycle diagram (PDF)
• NYC DOB — Parapets FAQ

General information only — not legal advice. Requirements change; confirm details with the issuing agency.