What is Local Law 11?
Local Law 11 is the predecessor of the New York Façade Safety & Inspection Program (FISP). FISP is governed under 1 RCNY §103-04 but the Real Estate industry still refers to the program as “Local Law 11”.
What does FISP State?
FISP mandates that all properties over 6 feet stories must file facade inspection and safety program reports every five years. While this façade safety reports have been required since the 1980 local law 10, the current FISP system was formalized in 2013 following two tragic accidents within a few months of one another.
Who can prepare a FISP Report
FISP reports (Technical Report TR6) is conducted and filed by a “Qualified Exterior Wall Inspector” (QEWI). QEWI’s are credentialed by the NYC Department of buildings and are either registered architects or structural engineers with certain number of years of experience.
How is a FISP Report Filed?
The QEWI logs into DOB NOW and uploads the TR6 Report, photographs and supporting documentation. Filing must occur within 60 days of final inspection and no later than one year from the earliest inspection date used in the report.
What does a FISP Report Include?
FISP Reports detail the condition of all of a building’s facades including parapets, balconies, railings, fire escapes and more. Reports designate buildings as having one of three statuses: Safe, Unsafe, Safe with a Repair and Maintenance Program (SWARMP).
What do the three FISP Statuses mean?
- SAFE – Façade has no issues that pose a danger now or are expected to become unsafe soon. No action is required.
- SWARMP (Safe with an R&M Program) – Façade conditions that are not dangerous today, but will become unsafe if not repaired. Listed repairs must be completed by next FISP cycle or by earlier deadline set by QEWI. No sidewalk sheds need to be installed yet. If not repaired by next cycle, conditions are automatically designated as unsafe.
- UNSAFE – Conditions are actively hazardous, violation will be rendered and sidewalk protections must be immediately installed.
When do I need to have sidewalk protection?
As soon as a building’s FISP status becomes unsafe or by a deadline set by the QEWI in a SWARMP filing.
Where do I need to install protections?
Directly in front of the building, public access areas, entrances and exits, adjacent properties, anywhere within 20 feet of where façade work occurs.
How can my property management help?
- Review Past FISP Reports
- Source Qualified Exterior Wall Inspectors
- Coordinate Access and Inspection
- Oversee FISP Filing
- Monitor Scaffolding Compliance
- Advise on Architects and Contractors
- Coordinate Drawings for Contractor Bids
- Create a Bid form to compare proposals
- Collect Contractors Bids
- Negotiate Contractor Terms and Change Orders
- Prepare AIA Construction Contract
- Verify Insurance Compliance
- Prepare and Collect License Agreements from Neighboring Properties
- Organize Tenant Protection Plan and Implement
- Implement Site Protection Plans
- Maintain communication with contractor and renovation team to ensure timely performance
- Develop leasing strategy and maintain strong cash flow
- Monitor Insurance and Permit Expirations
- Maintain Project Documentation
- Handle All DOB Follow-Ups
- Prepare periodic reports for ownership
- Integrate Project Costs Into Annual Operating Budgets
- Protect Ownership From Violations and Penalties