How Local Law 11 Impacts Bronx Property Owners

  • June 7, 2025
  • 14
  • Blog

If you’re a property owner in the Bronx, understanding Local Law 11 is crucial to protecting your investment, ensuring safety, and avoiding costly penalties. Local Law 11, also known as the Facade Inspection and Safety Program (FISP), applies to all buildings in New York City that are six stories or taller. This regulation affects many property owners in the Bronx, where a mix of older residential buildings and commercial properties make facade maintenance essential.

In this blog, we’ll break down what Local Law 11 is, why it matters to Bronx property owners, what your responsibilities are, and how to stay compliant—all in simple, easy-to-understand language.

What is Local Law 11?

Local Law 11 is part of a series of building safety laws first introduced in New York City in the 1980s. It was created in response to tragic accidents caused by falling building materials in densely populated areas. The law became more comprehensive in 1998 and is now officially known as the Facade Inspection and Safety Program (FISP).

In simple terms:
If your building is six stories or taller, you’re required by law to have the exterior walls and certain appurtenances (like balconies, air conditioners, and fire escapes) professionally inspected every five years.

These inspections must be performed by a Qualified Exterior Wall Inspector (QEWI)—a licensed architect or engineer with specific experience in facade safety.

Why is Local Law 11 Important in the Bronx?

The Bronx has a large number of older buildings, many of which are more than 50 years old. Over time, building exteriors deteriorate due to weather, pollution, and general wear and tear. In cold winters and humid summers like those in the Bronx, cracks can expand, bricks can loosen, and water can cause unseen damage behind the facade.

Local Law 11 ensures that these issues are found and fixed before they become a serious safety hazard.

Key Reasons Why It Matters:

  • Public Safety: Falling masonry, loose bricks, or corroded fire escapes can injure or even kill pedestrians.
  • Legal Compliance: Non-compliance can lead to heavy fines and legal action.
  • Property Value: Regular inspections and repairs can protect and even increase your building’s value.
  • Insurance Requirements: Many insurers require proof of compliance for liability coverage.

Who Must Comply With Local Law 11?

All building owners in New York City with buildings that are six stories or taller must comply—this includes co-ops, condos, landlords, and commercial building owners.

In the Bronx, this includes:

  • Large residential apartment buildings
  • Mixed-use buildings with storefronts on the ground floor
  • Historic buildings
  • Office complexes

Even if your building appears to be in good shape, you are still legally obligated to have it inspected by a QEWI and submit a report to the NYC Department of Buildings.

What Does the Inspection Process Involve?

Step 1: Hire a QEWI

A Qualified Exterior Wall Inspector will examine the building’s facade, looking for signs of wear, damage, or structural problems. This may include close-up inspections using scaffolding or drones, especially for hard-to-see areas.

Step 2: Evaluation and Report

After the inspection, the QEWI will classify your building into one of three categories:

  1. Safe – No action needed.
  2. SWARMP (Safe With A Repair and Maintenance Program) – Minor issues that must be fixed within the next five years.
  3. Unsafe – Immediate repairs are required, and safety measures like sidewalk sheds may need to be installed.

Step 3: File with the NYC DOB

The inspector files the report with the NYC Department of Buildings. If repairs are needed, the building owner is responsible for scheduling them promptly.

What Happens if You Don’t Comply?

Non-compliance with Local Law 11 can lead to serious consequences:

  • Fines: You may be charged up to $1,000 per month for late or missing reports.
  • Violations: The DOB can issue building code violations that show up in public records.
  • Emergency Repairs: If your building is deemed unsafe, the city may intervene and charge you for emergency work.
  • Legal Action: In some cases, failure to comply can lead to lawsuits or insurance issues if someone is injured due to your negligence.

For property owners in the Bronx, where many buildings may already be dealing with deferred maintenance, these penalties can be a significant financial burden.

How Often Do You Need to Comply?

The inspection cycle occurs every five years, with each cycle lasting two years. These are referred to as “FISP Cycles.” For example, as of 2025, the city is in Cycle 9. The due date for your building’s report depends on your building’s block and lot number, so it’s important to check your schedule on the NYC DOB website or speak with a professional.

Common Issues Found in Bronx Buildings

Here are some common facade issues that Bronx property owners should be aware of:

  • Cracked brickwork or mortar joints
  • Loose or missing stones or tiles
  • Rust on fire escapes or window lintels
  • Poorly sealed air conditioning units
  • Water leaks or staining on exterior walls
  • Peeling paint or corroded metal flashing

Even small problems can become major ones over time. That’s why proactive inspections and maintenance are so important.

Tips for Bronx Property Owners to Stay Compliant

  1. Keep Records: Maintain all inspection and repair records in an organized way. This helps during each cycle and in case of an audit.
  2. Schedule Early: Don’t wait until the last minute. QEWIs can be booked up during peak times.
  3. Budget for Repairs: Set aside a maintenance fund for facade repairs, especially if your building is older.
  4. Use Reputable Contractors: Work with licensed, experienced professionals who understand Local Law 11 and NYC regulations.
  5. Check Your Compliance Status: Visit the NYC DOB website or ask a construction firm like 4Ever Construction to assist you in reviewing your current standing.

How 4Ever Construction Can Help

At 4Ever Construction, we specialize in helping Bronx property owners navigate Local Law 11 requirements. Our team has years of experience in facade inspections, safety repairs, and full compliance reporting. Whether your building needs minor masonry work or major restoration, we handle it efficiently, professionally, and in full compliance with NYC regulations.

We also provide:

  • Emergency repair services for unsafe facade conditions
  • SWARMP repair scheduling and documentation
  • Waterproofing and restoration for aging facades
  • Local Bronx-based service with a deep understanding of the area’s unique architecture

Final Thoughts

Local Law 11 might seem like just another regulation, but for Bronx property owners, it’s a vital part of building safety and maintenance. Keeping up with inspections not only keeps your tenants and neighbors safe, but it also protects your investment and avoids legal headaches down the line.

If you’re unsure about your building’s compliance status or need help with upcoming inspections or repairs, don’t wait. Reach out to a local expert like 4Ever Construction and make sure your property is up to code.

Ready to Get Started?

Contact 4Ever Construction today for a free consultation on your building’s Local Law 11 requirements in the Bronx. We’re here to make the process clear, affordable, and worry-free.

👉 Visit us at www.4everconstruction.com
📞 Call us at (Your Business Number)
📍 Serving the entire Bronx, New York area