Masonry & Local Law 11 facade repair in Manhattan
Manhattan has more buildings over six stories than any other borough, which makes it the center of the City’s facade inspection program. We do the masonry repairs those inspections call for.
Most Manhattan masonry work we’re asked about starts with paperwork: a QEWI’s FISP report rating a facade UNSAFE or SWARMP, a DOB or ECB violation for failure to maintain the exterior wall, or an annual parapet observation that found loose coping. The repair itself is usually familiar (repointing, brick replacement, lintel and sill work, parapet rebuilding, crack stitching), but it has to be done in the right order, under the right permits, and documented so your engineer or architect can file.
Below the FISP threshold, Manhattan’s walk-up tenements, Harlem and Upper West Side brownstones and Village townhouses need the same attention. Many are in historic districts, where repointing and brick replacement on the visible facade generally need a Landmarks Preservation Commission permit first.
Buildings we work on in Manhattan
- Pre-war co-op and rental buildings over six stories (subject to FISP)
- Five- and six-story walk-up tenements on the Lower East Side, East Village, Harlem and Washington Heights
- Brownstones and townhouses in Harlem, the Upper West Side and Greenwich Village
- Mixed-use buildings with storefronts below and apartments above
What Manhattan owners should know
General information only, not legal advice. Confirm requirements with the issuing NYC agency.
Local Law 11 / FISP
Buildings taller than six stories must have their exterior walls inspected by a QEWI every five-year cycle. UNSAFE conditions require immediate public protection (usually a sidewalk shed) and repair; SWARMP conditions must be repaired before the next cycle.
Parapet observations
Buildings with parapets facing a street, sidewalk or other public right-of-way generally need an annual parapet observation, regardless of height (detached one- and two-family homes are exempt).
DOB / ECB violations
“Failure to maintain exterior building facade” is a common ECB charge. Correcting the condition and filing a Certificate of Correction is how most owners resolve it.
Landmarks
In a historic district or on an individual landmark, exterior masonry work generally needs an LPC permit before work starts.
Masonry services in Manhattan
- Brick pointing & repointing
- Facade restoration
- Parapet walls
- Chimneys
- Stoops & steps
- Brick & block walls
Related:
Masonry questions in Manhattan
Can you start repairs on an UNSAFE facade before the next FISP filing?
Yes. UNSAFE conditions are meant to be repaired promptly. Your QEWI defines the scope and files the amended report after repairs; we perform the masonry work and provide photos and documentation for that filing.
Do you work with our managing agent and board?
Yes. We provide written, itemized proposals that can go to the board and managing agent, and schedule around building rules, access and tenants.
Is a sidewalk shed required for facade work in Manhattan?
A shed is generally required when a facade is UNSAFE or when the work itself creates overhead hazards. Your engineer and the DOB permit set the requirements for your job.
Masonry in other boroughs: Brooklyn · Queens · The Bronx · Staten Island
Other services in Manhattan: Tuckpointing · Waterproofing · Concrete · Roofing
Masonry guides
Plain-English answers to the questions NYC owners ask us most, with links to the official City sources.
Local Law 11 / FISP Explained: Safe, SWARMP and Unsafe Facades
Who has to file, how Cycle 10 sub-cycles work, what Safe, SWARMP and Unsafe mean, and what happens after the report.
Read the guide →Guide7 Signs Your Brick Needs Repointing (and What Proper Repointing Involves)
Eroded and cracked joints, spalling brick, efflorescence and interior damp — what they mean and how proper repointing is done.
Read the guide →Need masonry work in Manhattan?
Tell us what’s going on and we’ll schedule a free estimate.