Local Law 11: What New Yorkers Need to Know
By Thomas Kutzman on March 30, 2024
If you’re a New Yorker who is buying an apartment, you need to know about Local Law 11. This law requires building owners to maintain the facade of their buildings to protect public safety, and can impose hefty fines if they don’t comply.
Below we’ll go over everything you need to know about Local Law 11 so that you can understand the importance of compliance. We’ll also discuss some of the common questions building owners ask when trying to meet Local Law 11 requirements.
What is Local Law 11?
Local Law 11 is a building code enforced in New York City that regulates the maintenance and inspection of building facades. More formally known as the Facade Inspection Safety Program (FISP), this law was first introduced in the 1960s and has been gradually implemented over time, with major upgrades starting in the early 2000s.
The purpose of Local Law 11 is to protect the aesthetic quality and structural integrity of all buildings in NYC, particularly those located on busy streets or other high-traffic areas. All buildings greater than six stories are required to have all exterior walls and appurtenances inspected every five years by a Qualified Exterior Wall Inspector (QEWI), and a technical facade report needs to be e-filed. Qualified exterior wall inspectors are responsible for conducting these inspections.
By requiring facade inspections on a regular basis and giving owners of buildings an incentive to make necessary repairs, this law helps to maintain the safety and visual appeal of buildings in the city. Thus, it has become an essential part of New York City’s urban landscape, shaping its character and ensuring its continued success for generations to come.
How can you find out if your building is subject to FISP requirements by a qualified exterior wall inspector?
If you are a property manager or member of the board of a co-op or condo, one of the most important things to be aware of is your building’s current status with regard to Local Law 11 inspection requirements.
To find out if your building falls under these regulations, you can contact the NYC Department of Buildings or review the official filing instructions on the DOB website. Once you have confirmed that your building is subject to these regulations, you will need to ensure that it undergoes the required inspections by qualified professionals.
All facade compliance filings need to be filed via DOB Now: Safety.
Whether you are a commercial or residential property owner, taking steps to keep your building safe and up-to-date is essential to protect the people and property within it.
How often does a property need to be inspected in order to comply with the facade safety inspection program of Local Law 11?
The frequency with which a property needs to be inspected in order to comply with Local Law 11 will depend on if you are in good standing or in the midst of repairs.
Generally speaking, buildings are required to inspect and e-file the technical facade report every five years. However, if your building is in the process of completing the necessary actions to become compliant, several inspections may occur during the repair process.
Facade classifications
- Safe
- Safe With a Repair and Maintenance Program (SWARMP)
- Unsafe
How long do Local Law 11 repairs take?
The length of time required for Local Law 11 repairs depends on a number of factors, including the findings of the inspector and the severity of any issues that are discovered. It can take anywhere from several days to several weeks or even months to complete required repairs.
On average, it takes one to two months for larger buildings with more complex issues. Ultimately, the length of time it will take to complete repairs will depend on the size and complexity of the building in question.
In addition to actual repair time, property managers and those responsible for organizing the repairs should also factor in lead time to hire the necessary trained personnel.
How much do Local Law 11 repairs cost?
The cost of repairs can vary greatly depending on the size and condition of the building, as well as the scope of work that needs to be done.
On average, though, most Local Law 11 projects cost between $50,000 and $250,000. If you're thinking about undertaking repairs, it's important to consult with a professional to get an accurate estimate of the costs involved.
Are the financial reserves of a building enough to cover repairs?
One of the most important questions for any building owner or manager is whether the condo or co-ops financial reserves are enough to cover repairs. This can be a difficult question to answer, as it depends on a number of factors, including the amount of financial reserves on hand and the cost of the repairs needed.
In some cases, it may also be necessary to factor in the risk of assessment, which could result in additional monthly costs for each apartment owner. With careful planning, however, it is possible to ensure that your building's financial reserves are sufficient to cover any repairs that arise post inspection.
If you are planning to buy an apartment, asking about Local Law 11 compliance and a building’s financial reserves can help you avoid surprises.
What are the penalties for noncompliance with Local Law 11 regulations?
Noncompliance with Local Law 11 regulations can result in serious fines and penalties.
Those who fail to abide by these regulations may face fines ranging from several hundred dollars to thousands of dollars, depending on the level of noncompliance. Additionally, offenders may be subject to additional fines every time that their property is cited or inspected, thereby increasing their total penalty costs significantly.
If you are unsure whether your building is in compliance with Local Law 11 regulations, it is important to consult a professional advisor as soon as possible. By taking proactive steps to ensure compliance now, you can avoid the potentially costly consequences of noncompliance down the road.
Are there any exemptions from Local Law 11?
While Local Law 11 is intended to address the issue of building facade safety, there are some exemptions to the law.
In general, buildings that are six stories or less will not be subject to this inspection process. Plus, certain historic structures may be exempt from Local Law 11 requirements if the city has granted them special status as an architectural landmark.
Factors such as these must be taken into account when determining whether a building is subject to the requirements of Local Law 11. In the end, it is up to local authorities to determine which buildings are impacted by this measure and which are not.
What are the risks to public safety of buying an apartment around Local Law 11 repair work?
In addition to the risk of special assessments discussed above if the building depletes its financial reserves to pay for the repair work, there is also the disruption to occupants from the actual repair work. If you are planning to buy a unit in advance of expected facade repairs, be on alert.
The equipment and materials used to perform the necessary repairs can restrict an apartment owner's use of the property and common spaces in several ways.
First, courtyards or communal roof terraces may be the staging area for supplies and machinery. Second, scaffoldings or tarps may restrict natural light, as well as temporarily prevent access to personal balconies or terraces. And of course there is the potential for noise from the actual repair work.
While repairs may only be for a short period of time, if you work from home, have small children, or are easily bothered by noise and disruption, you need to be aware of the potential inconvenience.
