Local Law 11 Checklist: Ensuring Your Building is Up to Code
New York City's skyscraper-studded skyline isn't just a symbol of its financial and cultural might—it's also a standing testament to the city's stringent safety standards. Local Law 11, also known as the Facade Inspection & Safety Program (FISP), plays a crucial role in maintaining this safety.
Designed to ensure the structural integrity of buildings higher than six stories, complying with this law is not just a regulatory requirement—it's a critical safeguard for your property and the public. Here's your friendly guide to navigating Local Law 11, complete with a checklist to keep your building up to code and fines at bay. Let's dive in and demystify the process!
Understanding Local Law 11
Local Law 11 was enacted in 1998 as an amendment to its predecessor, Local Law 10 of 1980, in response to tragic incidents involving falling building facades. This law requires that buildings over six stories undergo periodic inspections of their exterior walls and appurtenances by a qualified professional to ensure they are structurally sound and safe.
The law mandates a thorough examination every five years, where facades facing public pedestrian areas must be inspected to identify and repair any deteriorated conditions that could pose a risk to public safety. The goal is not only to spot existing damage but also to anticipate potential issues before they become hazardous.
Local Law 11 Checklist
To stay compliant and ensure the safety of your building, follow this comprehensive checklist:
Determine Inspection Cycle
Identify your building's cycle. Under Local Law 11, NYC buildings are assigned to one of three sub-cycles (A, B, or C), which are determined based on the last digit of the block number. These sub-cycles dictate the specific years within the five-year inspection cycle when a building must have its facade inspected. Knowing your building’s sub-cycle is crucial as it defines the deadline by which you must file your report. This staged approach helps manage the workload of the Department of Buildings (DOB) and ensures timely compliance across the city’s vast array of buildings.
Hire a Qualified Exterior Wall Inspector (QEWI)
Engage a qualified professional The responsibility of maintaining a safe facade rests significantly on the shoulders of the inspector you choose. The QEWI, who must be a Registered Architect (RA) or a Professional Engineer (PE) with specific expertise in building envelopes and facades, will evaluate your building’s exterior for structural soundness and safety compliance. It’s important to select someone with a proven track record and the necessary certifications to not only perform the inspection but also guide any necessary remediation efforts.
Perform the Inspection
Conduct a hands-on or close-up inspection. This step involves the QEWI physically examining all aspects of the building’s facade, including but not limited to walls, balconies, parapets, cornices, and lintels. The inspection must be thorough, often involving the use of scaffolding or other means to view all angles up close. This is critical to identify any potential or existing issues that could compromise the facade’s integrity.
Repair Critical Conditions
Address unsafe conditions immediately. If the inspection uncovers any unsafe conditions, these must be addressed as an emergency. Local Law 11 requires that any such conditions be repaired swiftly—typically within 30 days—to mitigate any risks to public safety. This might involve stabilization or more extensive repairs depending on the severity of the issue.
Submit a Detailed Report
File a technical report with the DOB. After the inspection and any immediate repairs, the QEWI must compile and submit a comprehensive report to the DOB. This report classifies the facade as Safe, Unsafe, or Safe With a Repair and Maintenance Program (SWARMP). The classification influences the urgency and type of work that may need to be done in the future to maintain the facade.
Implement a Maintenance Plan
Follow up with SWARMP items For facades labeled as SWARMP, the law dictates that specified repairs and maintenance must be completed by the next inspection cycle. This proactive measure ensures ongoing compliance and safety, preventing the deterioration from reaching a point where it could become unsafe.
Keep Comprehensive Records
Document everything. Maintain detailed records of all inspections, repairs, and filings. Comprehensive record-keeping is essential not just for compliance, but also for your own records and future inspections. Documenting inspections, repairs, official filings, and even casual maintenance can provide a clear history of the building’s facade integrity and actions taken to preserve it.
Plan Financially for Future Inspections
Budget for inspections and repairs. Regular maintenance and inspection cycles can be costly. Given the rigorous and often costly nature of facade maintenance, setting aside funds specifically for this purpose is prudent. This financial planning can help mitigate the impact of large expenditures when they occur and ensure that funds are available for both scheduled inspections and unscheduled repairs.
Stay Updated on Law Changes
Keep informed about any amendments to the law. The specifics of Local Law 11 can be updated to reflect new safety standards, technological advancements, or changes in urban policy. Staying informed through official NYC DOB channels, professional newsletters, or compliance forums is essential to adapt to these changes promptly and remain compliant.
Bottom Line: Safety is Paramount.
Complying with Local Law 11 is not just about checking boxes; it's about taking proactive steps to ensure the safety and integrity of your property. With a strategic approach outlined in our checklist, you can navigate this legal requirement smoothly and maintain your building in peak condition. At the end of the day, the safety of your tenants and the public is paramount, and staying ahead of compliance helps secure the longevity and reputation of your property in New York City’s dynamic landscape.
Whether you're a seasoned property manager or new to the city’s real estate scene, keeping your building up to code is a continuous commitment that pays off in safety and satisfaction.
At Parapet Pros, we specialize in navigating the complexities of NYC's building laws with a focus on maintaining and enhancing the safety and aesthetic appeal of your property's exterior.
Our team of qualified experts is adept at performing thorough inspections, executing necessary repairs, and providing ongoing maintenance that complies with Local Law 11 requirements. By partnering with us, you gain more than just compliance assurance; you receive peace of mind knowing that your building is in capable hands, bolstered by our commitment to excellence and attention to detail.
