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Facade Compliance
Local Law 11 Facade Inspections, Managed End to End.
NYC requires facade inspections every five years for buildings six stories and taller. Ora coordinates the entire FISP process — from inspector engagement to repair completion and DOB filing.
Understanding Local Law 11
NYC's Facade Inspection & Safety Program
Local Law 11, also known as the Facade Inspection & Safety Program (FISP), requires all NYC buildings six stories or taller to have their exterior walls and appurtenances inspected by a Qualified Exterior Wall Inspector (QEWI) every five years. QEWIs are licensed professional engineers or registered architects with specific facade inspection credentials.
Following inspection, facades are classified as Safe, Safe With Repair and Maintenance (SWARM), or Unsafe. SWARM conditions require repairs within the inspection cycle, while Unsafe classifications demand immediate protective measures — typically a sidewalk shed — and repairs on an accelerated timeline. Both require DOB filings and follow-up documentation.
Ora manages the entire process: engaging qualified inspectors, reviewing findings, soliciting repair bids, overseeing contractor work, coordinating sidewalk sheds when required, and filing all necessary paperwork with the DOB. This is part of our broader compliance management approach.
What's Included
Full-Cycle Facade Compliance Services
QEWI Inspection Scheduling
We engage Qualified Exterior Wall Inspectors (QEWIs) — licensed architects or engineers — and schedule inspections well ahead of your building's filing deadline.
DOB Filing & Documentation
All required reports, classifications, and repair timelines are filed with the Department of Buildings accurately and on time, including initial reports and subsequent status updates.
Repair Scope Management
For SWARM or Unsafe conditions, we develop repair specifications, solicit competitive bids from qualified facade contractors, and oversee work from start to completion.
Sidewalk Shed Coordination
When protective measures are required, we coordinate sidewalk shed or netting installation, manage DOB permits, and monitor for timely removal once repairs are complete.
Cycle Tracking & Reminders
We track your building's five-year FISP cycle and initiate the inspection process proactively — so you never face last-minute scrambles or missed deadlines.
Re-Inspection & Sign-Off
After repairs are completed, we coordinate re-inspections with the QEWI, file the required certifications, and ensure your building's facade status is updated to 'Safe.'
Who This Is For
For Owners of Buildings Six Stories and Taller
If your building is six stories or higher, Local Law 11 applies to you — whether it's a rental building, co-op, or condo association. Ora manages facade compliance for small buildings up to 25 units across Manhattan and Brooklyn, including pre-war walk-ups in the Upper West Side, elevator buildings in Brooklyn Heights, and boutique condos in West Village.
Our LL11 services integrate seamlessly with our rental management and association management plans, or can be provided as a standalone compliance service.
FAQ
Common Questions About Local Law 11
How much does a Local Law 11 facade inspection cost in NYC?
QEWI inspection fees typically range from $3,000 to $10,000 depending on building size, height, and complexity. If repairs are required, costs vary widely based on the scope — from minor pointing and caulking to major facade restoration. Scaffolding or sidewalk shed installation for unsafe conditions adds significant cost, often $50,000 or more depending on duration and building frontage. Ora helps owners obtain competitive bids and manage the full process.
How often are Local Law 11 facade inspections required?
Facade inspections under FISP (Facade Inspection & Safety Program) are required every five years for buildings six stories or taller. NYC buildings are assigned to inspection cycles based on their block and lot numbers. Ora tracks your building's cycle and initiates the process well before the filing deadline.
What happens if my building's facade is classified as unsafe?
An 'Unsafe' classification requires immediate protective measures — typically installing a sidewalk shed or netting — and filing a repair plan with the DOB within 30 days. Repairs must be completed and the building re-inspected within a timeframe set by the DOB. Failure to act can result in daily fines and DOB enforcement actions. Ora coordinates emergency protective measures, engages qualified contractors, and manages the repair and re-inspection process.
Who pays for Local Law 11 inspections and repairs?
The building owner or, in the case of condos and co-ops, the association or corporation is responsible for all LL11-related costs including the QEWI inspection, any required repairs, sidewalk sheds, and DOB filing fees. These are typically budgeted as part of the building's capital reserve. Ora assists with budget planning and competitive bidding to manage costs.
How long do Local Law 11 facade repairs typically take?
The timeline depends on the scope and classification. 'Safe With Repair and Maintenance' (SWARM) conditions typically allow repairs to be completed within the five-year inspection cycle. Unsafe conditions require immediate protective measures and repairs on an accelerated timeline set by the DOB. Simple repairs may take weeks, while major facade restorations can take several months. Ora manages contractor scheduling and DOB communications throughout.
Need Facade Inspection Help?
We'll review your building's FISP cycle and outline next steps — no commitment required.
Get in Touch
Need broader compliance management? View All Compliance Services
Let's Talk
About Your Property.
Office: +1(212) 994-4908
Email: info@managedbyora.com
Address: 401 Park Ave S, 10th Floor, New York, NY 10016