Local Law 11 Facade Repair NYC
Local Law 11 facade repair in NYC for buildings with SWARMP and Unsafe conditions in their FISP report. We turn your inspector’s findings into a clear scope and carry out every repair, from masonry and terra cotta to cornices, balconies, and sealant.
- SWARMP & Unsafe Repairs
- We Work With Your QEWI
- Licensed & Insured
What Local Law 11 Facade Repair Means for NYC Owners
Local Law 11 facade repair is the work a building owner has to complete after a facade inspection under the City’s Facade Inspection & Safety Program, known as FISP. Every five years, buildings taller than six stories are examined by a Qualified Exterior Wall Inspector, a licensed engineer or architect, who files a report with the Department of Buildings and rates the facade. When that report lists conditions to fix, whether it’s loose brick, cracked terra cotta, a deteriorated cornice, or a corroded balcony, those repairs become the owner’s legal responsibility, with deadlines attached. A Local Law 11 repair contractor takes that report, turns it into a practical scope and schedule, completes the work across every trade involved, and gives your inspector the documentation needed to confirm the building is back in good standing.
FISP in Brief for Local Law 11 Buildings
Every FISP report gives the facade one of three ratings, and the rating decides how quickly repairs have to happen.
Safe
No conditions that threaten public safety. The facade still needs normal maintenance until the next inspection.
SWARMP
Safe with a Repair and Maintenance Program. The conditions aren't dangerous yet, but they must be repaired by the date set in the report.
Unsafe
Conditions that pose a danger right now. Public protection has to go up immediately, and repairs need to start quickly.
Scope Built From the Report
We review the report and photos with your QEWI and walk the facade to confirm every condition.
Coordination During Repairs
Your inspector is kept updated as conditions are opened up and repaired.
Close-Out Documentation
Photos and records of the finished work so your QEWI can confirm the corrections with DOB.
Working With Your QEWI on Local Law 11 Repairs
Only a QEWI can inspect the facade and file the FISP report. Our job is to carry out the repairs the report calls for, and we work closely with your inspector from start to finish.
Local Law 11 Facade Repair in NYC, From Report to Completed Work
A single FISP report can list problems in five or six different trades. Instead of juggling separate contractors, you get one team that handles the whole facade and one schedule that meets your deadline.
SWARMP Repair Programs
Conditions repaired well before the report’s deadline, so they don’t turn into Unsafe filings.
Unsafe Condition Repairs
Hazards made safe, then repaired quickly so protection can come down.
Multi-Trade Facade Work
Masonry, terra cotta, stone, cornices, balconies, and sealant under one scope.
Local Law 11 Conditions We Repair on NYC Facades
Loose & Displaced Masonry
Bulging, cracked, and loose brick and stone. See brick facade repair.
Cracked Terra Cotta
Loose units, cracked glaze, and failing anchors. See terra cotta restoration.
Deteriorated Cornices
Sagging, rusted, or loose cornices at the roofline. See cornice repair.
Damaged Balconies
Spalling slabs and corroded railings. See balcony repair.
How We Carry Out FISP Repairs
Local Law 11 work is judged by your inspector and again in the next cycle, so every repair is done to last well beyond the filing.
Make-Safe & Protection
Loose material secured or removed and the sidewalk protected before repairs begin.
Scoped Repair Packages
Every condition in the report grouped by elevation and trade for efficient work.
Matched Materials
Brick, stone, terra cotta, and sealant matched to the existing facade.
QEWI-Ready Records
Condition-by-condition photos that make close-out simple.
Our Local Law 11 Repair Process
FISP repairs have a deadline and an inspector watching the result, so we plan the whole job before the first scaffold goes up.
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Report Review & Walkdown
We go through the FISP report with your QEWI, walk the facade, and deliver a scope, schedule, and quote your board or owner can approve.
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Protection, Permits & Repairs
Sheds, scaffolds, and permits are arranged, then repairs are completed elevation by elevation.
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Close-Out With Your QEWI
Finished work is documented and reviewed so your inspector can confirm the corrections.
Sheds & Scaffolds
Sidewalk sheds and scaffolding need DOB permits and are planned into the schedule from day one.
SWARMP Deadlines
The report sets the date for SWARMP repairs, and we schedule the work to finish ahead of it.
Landmarked Buildings
FISP repairs on landmarked buildings generally need LPC approval, with materials matched to the original.
Local Law 11 Permits, Protection, and Deadlines
FISP repairs sit inside a set of City rules, and planning around them keeps the job on schedule.
What Affects Local Law 11 Repair Cost in NYC
Local Law 11 repairs are priced from your FISP report and a walk of the facade, not from a standard rate.
Scope in the Report
How many conditions are listed, and in how many trades.
Height & Access
Sheds, scaffolding, and suspended platforms.
Materials to Match
Custom terra cotta, stone, or brick for the facade.
Urgency
Unsafe conditions that need immediate response.
Local Law 11 Facade Repair Projects in NYC
Why Boards and Managers Choose Us for Local Law 11 Repairs
Local Law 11 is stressful enough without chasing several contractors and missing deadlines. We take the whole report off your plate and deliver work your inspector can sign off on.
One Team, Every Trade
Masonry, terra cotta, cornices, balconies, and sealant.
QEWI-Friendly Paperwork
Records organized the way inspectors need them.
Deadlines Built In
Schedules planned around your report's dates.
Materials That Match
Repairs that blend with the original facade.
Clients on Our Local Law 11 Facade Work
Local Law 11 Facade Repair Across NYC
We complete FISP repairs on buildings taller than six stories throughout Manhattan, Brooklyn, Queens, and the Bronx, and handle facade repairs in Westchester under local rules.
Manhattan
Co-ops, condos, and pre-war towers on FISP cycles.
Brooklyn
Elevator buildings and new towers under FISP.
Queens
Co-op complexes and apartment towers.
Bronx
Large pre-war buildings with FISP reports.
Westchester
Local Law 11 is a NYC rule, so we repair Westchester facades under local requirements.
Local Law 11 Facade Repair FAQs
Only buildings taller than six stories are covered. But a basement or cellar that sits half above grade counts as a floor, so a building that looks like six stories from the street can still fall under FISP. Your QEWI can confirm it.
No. Conditions reported as SWARMP must be repaired by the date in the report, and the same conditions can't be reported as SWARMP again in the following cycle. If they're left unrepaired, they're reported as Unsafe.
Owners can file an extension request with DOB, and civil penalties generally start 90 days after the initial Unsafe report unless an extension has been accepted. Public protection still has to stay in place until the repairs are done. See our unsafe facade repair page.
Yes. Most FISP reports involve several trades, and we handle masonry, stone, terra cotta, cornices, balconies, and sealant under one scope and one schedule, which makes coordination and close-out much simpler.
Sidewalk sheds and scaffolding need DOB permits, some repair work needs its own work permits, and landmarked buildings need LPC approval. We identify every permit your scope requires before work begins.
It's rarely a good idea. Conditions get worse over time, custom materials like terra cotta can take a while to produce, and contractors get busier as deadlines approach. Starting early keeps costs and stress down.
Usually a clear record of what was repaired and how, including photos of each condition before and after, the materials used, and any changes found once the facade was opened up. We provide all of it as part of close-out.