Demystifying FISP
The ultimate guide to staying in compliance
As per the NYC Department of Buildings (DOB), Façade Inspection and Safety Program (FISP), formerly Local Law 11 of 1998, a periodic Façade inspections must be performed on all buildings within the five boroughs of New York City greater than six stories in height (or any individual wall(s) greater than six stories in height on otherwise exempt buildings).
These inspections must be accompanied by a report submitted to the DOB determining or declaring the building as SAFE, Safe With A Repair and Maintenance Program (SWARMP), or UNSAFE. All Façade conditions observed must also be individually identified with the applicable classification.
To help building managers navigate the 10th Cycle of FISP, the team at Rimkus has put together an informative checklist to help your building stay in compliance.
Buildings with block numbers ending in 4, 5, 6, 9
Filing Window
February 21, 2025 - February 21, 2027
Buildings with block numbers ending in 0, 7, 8
Filing Window
February 21, 2026 - February 21, 2028
Buildings with block numbers ending in 1, 2, 3
Filing Window
February 21, 2027 - February 21, 2029
Periodic Façade inspections help identify problems such as deteriorated mortar joints and defective lintels. As per the NYC DOB FISP, formerly Local Law 11 of 1998, a periodic Façade inspection must be performed on all buildings within the five boroughs of New York City greater than six stories in height (or any individual wall(s) greater than six stories in height on otherwise exempt buildings).
A recap of the current filing requirements for the 10th cycle of NYC’s FISP went ineffect on February 21, 2025. A recap of the current requirements include:
- Closeup inspections (scaffold drops, etc.) are required at intervals of 60’ or less
- Qualified Exterior Wall Inspectors (QEWIs) – professionals approved by the DOB to submit FISP reports – are required to have at least 7 years of relevant experience
- Probes to verify and document wall ties in cavity wall Façades are required as part of every filed report (not required in Cycle 10 unless a building did not file a report in Cycle 9)
- A recommended timeframe to resolve unsafe conditions must be included in the report (more than 5 years will not be accepted)
- The DOB will perform inspections for extension requests
- Monthly civil penalties for unsafe conditions accrue and increase annually at a linear rate, based on the length of the sidewalk bridge
- According to the NYC DOB, “recent inspections have revealed significant deficiencies in Façade compliance reporting by registered design professionals; therefore, the Department is enhancing the qualified exterior wall inspector qualifications, inspection requirements, and civil penalties against owners to ensure public safety.”
- A FISP condition certificate must be displayed in the lobby of the subject building
Most of these changes are designed to improve the quality of inspections and reports, further protecting building owners, occupants, and the public from unsafe conditions.
FISP CYCLE 10 SUB-CYCLE DIAGRAM
DETERMINE APPROPRIATE SUB-CYCLE:
◯ 10A: Tax block #s ending with 4, 5, 6, or 9 due 02/21/25 to 02/21/27
◯ 10B: Tax block #s ending with 0, 7, or 8 due 02/21/26 to 02/21/28
◯ 10C: Tax block #s ending with 1, 2, or 3 due 02/21/27 to 02/21/29
OBTAIN INSPECTION PROPOSAL
◯ From QEWI(s) (Engineer/Architect)
◯ From Contractor(s):
○ For access to up-close inspections:
- Suspended Scaffold
- Boom Lift
- Industrial Rope Access (SPRAT/IRATA)
- n/a (Adequate Fire Escapes/Balconies)
○ For probes, if required (buildings with cavity wall systems)
COORDINATE ACCESS FOR QEWI:
◯ Add Contractor to all roofs, setbacks, courtyards, etc.
◯ To all fire escapes and balconies (as needed)
◯ To adjacent buildings’ roofs, as needed, to provide a better vantage point
◯ Management to inspect window-mounted A/C units, if applicable
PROVIDE TO QEWI:
◯ Prior cycle report
◯ Documentation for prior building envelope repairs (drawings, permits, etc.)
◯ Existing roof plans, elevations
◯ Confirmation of Owner’s registration and access to DOB NOW: Safety
◯ Information on active exterior-related leaks
OBTAIN FROM QEWI:
◯ Anticipated filing status with Owner to avoid delays at time of submission
◯ Electronic copy of readable FISP report (optional)
◯ Budget for SWARMP/UNSAFE repairs as well as other maintenance (optional)
DOB NOW: SAFETY OWNER RESPONSIBILITIES:
◯ Log in to DOB NOW: Safety and review the report
◯ Pay filing fee via credit card or e-check
◯ Provide signature on TR6 page to allow QEWI to submit report
◯ Notify QEWI that report is ready to submit
IF UNSAFE:
◯ Confirm that QEWI notified DOB and filed (FISP 3) immediately/within 24 hours of UNSAFE determination and extensions (FISP 1 and 2), as needed
◯ Have sidewalk shed/public protection installed immediately
◯ Obtain proposals from QEWI(s) to design repairs
NEXT STEPS (PROPERTY MANAGER):
◯ Develop preliminary schedule for repairs to comply with report requirements
◯ Identify budget requirements to prepare for FISP repairs
NEXT STEPS (ON-SITE REPRESENTATIVE):
Perform Regular Inspections:
◯ Frequency depends on specific building conditions; we recommend quarterly or monthly
◯ Bring a roofer’s seam probe, camera, binoculars, pen, paper, gloves, and a garbage bag
◯ Start by doing a broad scan of each area then perform a detailed methodical inspection
◯ Look for large issues and patterns of deterioration
◯ Consider performing a comprehensive drone survey of exterior walls to identify and monitor conditions
Fire Egress:
◯ Check egress doors to ensure no blockage
◯ Check fire escapes, including stability of treads/railings and operation of dropdown ladder
Roofs:
◯ Check drains, scuppers, gutters, and downspouts for blockages
◯ Check roof system, feeling for soft spots and blisters as you walk around
○ Pay particular attention to seams, flashings, and penetrations ○ UV rays from the sun can accelerate deterioration of roof membranes
◯ All equipment on the roof, including any drain domes, should be secured
◯ Identify potential hazards that may be concealed during a snowstorm
FAÇADES:
◯ Inspect the façades from all possible vantage points (e.g., sidewalks, roofs, windows, courtyards, etc.)
◯ Document and monitor any deterioration
○ Pay particular attention to seams, flashings, and penetrations
◯ Examine any building appurtenances (e.g., flags, canopies, etc.) and attachment points
◯ Examine surrounding trees, electrical lines, etc. that may present a risk
◯ Look for enlarged or new cracks in masonry/mortar, especially after the cold, harsh winter
◯ Stains may indicate new water migration paths as a result of cracked masonry/mortar
◯ New efflorescence may indicate deteriorated masonry and mortar at or above
◯ Deteriorated or hardened sealant, particularly after the summer and winter
OBTAIN FROM QEWI:
◯ Remove window-mounted air conditioners in the fall, whenever possible
◯ Identify any loose/cracked panes, as well as open windows, in unoccupied spaces
◯ Compile the notes and photos into a report to develop a repair plan or compare during the next inspection
Rimkus provides high-quality building envelope restoration and compliance solutions. We partner with facility managers and account executives to provide technical expertise and project management for building envelope restoration, compliance, and maintenance.
Our solutions reduce the overall building life cycle maintenance costs by creating long-lasting, high-quality work for years to come.
Our Building Envelope Services
- FISP (Local Law 11)
- Roofing and Waterproofing
- Leak Investigations
- Façade Restoration
- Parking Garage Inspections (Local Law 126)
- Historic Preservation
- Building Envelope Services
- Construction Administration
- Green Roofing
- Boston's Façade Ordinance
- Local Law 97
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