What Happens During a NYC Facade Inspection? A Complete Guide to Local Law 11 (FISP)
What Happens During a NYC Facade Inspection? A Complete Guide to Local Law 11 (FISP) Every year, thousands of NYC buildings undergo facade inspections to ensure their exterior walls remain safe and structurally sound. But many property owners, co-op boards, and building managers are unsure what actually happens during a Local Law 11 inspection — who performs it, what inspectors look for, and what happens after the report is filed. New York City has some of the oldest and tallest buildings in the country, and their facades are constantly exposed to freeze-thaw cycles, water infiltration, pollution, and decades of structural movement. A facade inspection exists to catch these problems before they put pedestrians and tenants at risk — and before they turn into costly emergency repairs. At Malatesta Paladino, we work directly with building owners, QEWIs, and co-op and condo boards across NYC to get facades inspected, repaired, and compliant. Here’s exactly what the process looks like, from the first records review to the final DOB filing. What Is a NYC facade Inspection? A facade inspection is a detailed examination of a building’s exterior walls and related components to determine whether they’re safe, stable, and compliant with NYC regulations. The inspection evaluates every material and element that makes up the exterior wall system, including: Brick masonry Stone facades Terra cotta Concrete panels Stucco Mortar joints Window lintels Parapets Balconies Fire escapes Exterior attachments Under FISP — the program most owners still refer to by its older name, Local Law 11 — buildings taller than six stories must be inspected every five years. Skipping or delaying an inspection doesn’t make the requirement go away; it just increases the chance that a minor issue turns into a DOB violation. NYC facade Inspection Facts Local Law Local Law 11 — Facade Inspection Safety Program (FISP) Applies To Buildings taller than 6 stories Inspection Frequency Every 5 years Inspector Required DOB-approved Qualified Exterior Wall Inspector (QEWI) Report Filed Through NYC DOB NOW: Safety Governing Codes NYC Construction Codes §28-302.1 and RCNY §103-04 Who Performs a Local Law 11 Inspection? A QEWI is a New York State–licensed architect or professional engineer who meets the qualifications required by the NYC Department of Buildings to inspect and certify building facades. Their responsibilities include: ✓ Reviewing the building’s exterior conditions✓ Performing physical examinations of the facade✓ Documenting defects and deterioration✓ Classifying facade conditions (Safe, SWARMP, or Unsafe)✓ Filing the technical report with DOB Malatesta Paladino works alongside QEWIs throughout the inspection and repair process — from the initial walkthrough to closing out violations — so owners aren’t left coordinating between an inspector and a contractor on their own. Step-by-Step: What Happens During a NYC facade Inspection? Step 1: Review Building History & Previous Reports Before ever stepping on site, the inspector reviews: – Previous FISP reports – DOB records and open violations – Previously completed repairs – Known recurring facade issues Purpose: understanding the building’s history helps the inspector know where problems have occurred before — and where to look more closely. Step 2: Visual Examination of the Exterior This is the core of the inspection. The QEWI walks the perimeter of the building and, depending on height and access, examines the facade from the street, from adjacent rooftops, or from a lift. Masonry conditions. The inspector looks for cracked bricks, missing mortar, open joints, bulging walls, discoloration, and signs of water damage. Structural elements. Lintels, parapets, cornices, balconies, copings, and other exterior attachments are checked for movement, corrosion, and secure anchoring. Signs of water intrusion. Staining, efflorescence, deteriorated mortar, and rusted metal components all point to moisture getting where it shouldn’t. Step 3: Hands-On Inspection (When Required) Some conditions can’t be assessed from the ground or from a distance. When that’s the case, the inspection moves to close-range access — suspended scaffolding, inspection platforms, or drops — so the inspector can physically examine suspect areas and probe deteriorated material. Hands-on inspection matters because hidden deterioration — corrosion behind a facade panel, a hollow section of mortar — often isn’t visible from street level at all. Step 4: Documentation & Photography Everything found during the inspection gets documented: the location of each defect, its severity, supporting photographs, building elevation drawings, and recommended repairs. NYC DOB requires the technical report to include proper documentation and photographic evidence to support the filing — this isn’t optional paperwork, it’s the basis for the building’s compliance status. How Does NYC Classify facade Conditions? Every facade inspection ends with one of three classifications, and the classification determines what has to happen next. Classification What It Means Typical Action Required Safe No dangerous conditions present. No immediate repairs required. SWARMP(Safe With A Repair and Maintenance Program) Currently safe, but deterioration exists. Repairs required within the next FISP cycle. Unsafe Hazardous conditions present. Immediate repairs and protective measures are required until hazards are corrected. SafeNo immediate repairs required. The building remains compliant and is scheduled for its next standard inspection cycle. SWARMPExamples include minor masonry deterioration, damaged mortar joints, or other localized issues. These don’t require emergency action, but they do need to be addressed within the current filing cycle. UnsafeExamples include loose bricks, active falling-debris risk, and structural instability. Unsafe conditions must be addressed immediately — and until repairs are complete, owners are typically required to install a sidewalk shed or protective netting at their own expense. What Happens After the Inspection? If the Building Passes The QEWI submits the FISP report to NYC DOB, and the building remains in compliance until its next inspection cycle five years later. If Repairs Are Required 1. Engineering evaluation of the deteriorated conditions2. Repair recommendations from the QEWI or engineer3. Permit applications, where required4. Facade restoration work5. Final inspection to confirm repairs6. Updated filing with DOB to close out the violation This is typically where a facade restoration contractor comes in — turning the QEWI’s findings into a completed, DOB-compliant repair. Common Problems Found During NYC facade Inspections Cracked brick Deteriorated mortar joints Water infiltration Rusted