Local Law 11 (FISP) in NYC: 2026 Compliance Guide for Building Owners

Updated: June 2026

Regulatory Basis: Local Laws 47–51 of 2025

Following the “Get Sheds Down” reforms (Local Laws 47–51), NYC has shifted sidewalk shed and facade repair mandates from passive cycles to enforcement-driven milestones. This guide highlights your obligations under current DOB rules and the operational steps required to maintain compliance.

Key Takeaways

FISP (Local Law 11) requires facade inspections every 5 years for NYC buildings taller than six stories.
Cycle 10 is now underway. Your filing window depends on the last digit of your tax block number.
If your building receives an UNSAFE designation and a sidewalk shed goes up, Local Law 51 sets strict deadlines for repairs and permits.
Sidewalk sheds cannot come down until the DOB formally accepts the amended SAFE filing.

What is FISP in NYC?

FISP (Facade Inspection & Safety Program) is a NYC DOB requirement mandating exterior wall inspections every five years for buildings over six stories. These cycles are the established regulatory standard.

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How Local Law 11 Evolved

Local Law 11 of 1998 expanded the inspection program first created under Local Law 10 of 1980.

Local Law 10 of 1980: Created after a fatal masonry collapse.
Local Law 11 of 1998: Expanded the program to its modern scope.
Local Law 126 of 2021: Added annual parapet observation requirements for nearly all buildings fronting the public right-of-way (effective 2024).
Local Laws 47–51 of 2025: The “Get Sheds Down” package. This overhaul introduced milestone repair penalties, 90-day shed permit caps, brighter LED lighting standards, and a 12-foot minimum shed height, phased in between August 15, 2025 and January 12, 2026.

Do You Need a FISP Inspection?

FISP applies to any building exceeding six stories above a basement (cellars are excluded) per NYC Administrative Code §28-302.

Important: The Annual Parapet Rule

From 2024, all buildings fronting a public right-of-way must have their parapets checked every year, no matter the building’s height. Detached one- and two-family homes are exempt, but everyone else needs to stay on top of this. You don’t need to hire a professional engineer; a “competent person” like your super, a mason, or a contractor is qualified to do the walkthrough. Keep the signed records for six years, as the DOB can ask to see them at any time. If you spot something dangerous, you must put up safety protection right away and report it to the DOB by calling 311.

Owner Alert: The “Get Sheds Down” Enforcement Timeline

Once a sidewalk shed permit is issued in the public right-of-way following an UNSAFE filing, Local Law 51 starts a strict milestone clock. Missing any of these milestones triggers civil penalties ranging from $5,000 to $20,000 per violation.

UNSAFE Compliance Sequence:

Step 1: Immediate Protection (Day 0): Owners must begin repairing unsafe conditions within 90 days of the technical report filing under existing DOB rules.
Step 2: File Construction Docs (Month 5): Submit detailed repair plans to the DOB.
Step 3: Secure Permits (Month 8): Obtain all required work permits.
Step 4: Complete Repairs (Month 24): Physical masonry/waterproofing work finished.
Step 5: Amended Filing: QEWI re-inspects and files an amended report. Sheds remain until the DOB formally accepts this filing.

Example Timeline:

A 12-story co-op receiving an UNSAFE designation in early 2026 would need construction documents filed by mid-year and permits secured by fall to stay clear of LL51 civil penalties.

Managing these milestones is exactly what we do! Call us at (516) 464-1764.

Cycle 10 Deadlines (2025–2029)

Your FISP Cycle 10 filing deadline depends on the last digit of your building’s tax block number, which assigns your property to a specific sub-cycle.

Sub-cycle	Block Numbers Ending In	Filing Window
10A	4, 5, 6, or 9	Feb 21, 2025 – Feb 21, 2027
10B	0, 7, or 8	Feb 21, 2026 – Feb 21, 2028
10C	1, 2, or 3	Feb 21, 2027 – Feb 21, 2029

Filing early in your window leaves room to correct rejections without late-filing penalties ($1,000/month).

Not sure which sub-cycle your building falls into? Request a Cycle 10 compliance review to confirm your exact FISP filing window.

Common FISP Mistakes

Waiting until the deadline to engage a QEWI.
Ignoring SWARMP conditions. Items classified as Safe With a Repair and Maintenance Program (SWARMP) that go unrepaired automatically default to UNSAFE at the next filing, triggering monthly DOB penalties until the condition is corrected.
Missing 90-day shed permit renewals. Beginning with the second renewal a registered design professional must document that repair work is actively progressing.
Assuming the shed comes down once masonry work finishes. The shed must remain in place until the DOB formally accepts the amended SAFE report; removing it early carries heavy penalties.

Already in a SWARMP condition? Request a QEWI inspection to confirm required repairs before it escalates to an UNSAFE filing.

Sidewalk Shed Standards Under the 2025 Reforms

Effective August 15, 2025, new sidewalk shed installations must meet updated design.

LED Lighting Requirements | Local Law 50 (Effective 2025)

Location	Requirements
Under-shed	1.5 foot-candles
Transit area	5 foot-candles
Residential Shielding	Within 20 ft

Height & Structural Requirements

12-foot vertical clearance (up from 8 feet). A registered design professional may approve a lower height, never below 8 feet, where 12 feet would block required light, air, or egress.
Containment netting may be approved in place of a full shed at qualifying low-traffic sites.

Unsure if your site qualifies for netting instead of a full shed? Talk to our facade protection team.

Local Law 49: This law directs the DOB to study potential future extensions to inspection intervals, but no changes have been enacted as of June 2026. Your Cycle 10 filing deadline is legally binding today and remains strictly in force.

Need Sidewalk Shed or Facade Protection After an UNSAFE Filing?

24Seven Sidewalk Shed & Scaffolding manages the operational chain from the moment you receive an UNSAFE filing. We regularly support facade restoration and Local Law 11 projects throughout Manhattan, Brooklyn, Queens, the Bronx, and Staten Island.

Received an UNSAFE filing? Get an immediate assessment for your site protection.

Speak with our facade protection team for immediate UNSAFE response support. Contact us at (516) 464-1764.

Frequently Asked Questions

Can I use netting instead of a sidewalk shed?

Potentially. Local Law 47 allows for containment netting in lieu of sheds in specific low-traffic areas. Your QEWI must approve this in their report, and it must meet DOB safety standards.

Who pays for Local Law 11 repairs in a co-op?

Repairs are typically treated as "common elements" and funded through the co-op’s capital reserve fund or a special assessment, depending on the building’s proprietary lease and bylaws.

Does a 6-story building need FISP?

It depends on your ground floor: if it is a basement (more than 50% above curb level), it counts as a story, making your building subject to FISP. If it is a cellar (more than 50% below curb level), it does not count as a story and you are exempt. Older records can be inaccurate, so it is best to have a QEWI verify your actual building height.

Can I dispute an UNSAFE designation?

You can request a "re-inspection" if you believe the QEWI erred, but the DOB rarely overrides a safety filing. The fastest path to shed removal is almost always to remediate the condition and file the amended report.