local law 11 – 786constructionservices.com

New York City requires owners of buildings higher than six stories to have exterior walls and appurtenances critically examined every five years. The QEWI files the technical facade report in DOB NOW: Safety and classifies the facade as SAFE, SWARMP (Safe With a Repair and Maintenance Program), or UNSAFE. When an unsafe condition is identified, public protection may be required immediately and the repair process becomes time-sensitive. A practical contractor’s role is to turn the QEWI’s repair scope into safe, organized field work: access, protection, masonry, concrete, waterproofing, metal work, documentation and coordinated closeout.

Multi-story masonry facades may rely on shelf angles and related support components. Corrosion, movement or failed joints can telegraph through the brickwork. Where the engineer’s investigation identifies support-related defects, we execute the approved repair scope and rebuild affected masonry in controlled sections.

Selective probes/openings
Corrosion-related masonry removal
Specified steel repair or replacement
Movement-joint restoration
Rebuilding and weatherproofing

Parapets take heavy exposure from rain, freeze-thaw cycles and roof-edge movement. Loose coping, open joints, displaced brick and failed flashing can create both leakage and falling-object risks. We repair or rebuild parapet sections according to the approved scope and coordinate the wall with roof-edge waterproofing details.

Parapet brick rebuilding
Coping reset/replacement
Mortar-joint restoration
Flashing and roof-edge coordination
Stabilization of loose components

Historic Manhattan facades often include glazed architectural terra cotta at cornices, window surrounds, bands and decorative features. Cracking, failed anchors and water entry require careful treatment. Repairs may include patching, pinning, replacement units, joint work, waterproof detailing or temporary stabilization as directed by the design professional.

Terra-cotta condition repair
Localized patching and pinning
Replacement-unit coordination
Joint and sealant restoration
Decorative facade preservation

Facade problems frequently concentrate around windows. Cracked sills, open head joints, failed sealant and deteriorated masonry can admit water into occupied spaces. We repair the surrounding facade components and coordinate sealant, flashing and masonry work so the opening functions as a complete weather-resisting assembly.

Sill repair/replacement
Window-head masonry repair
Perimeter sealant replacement
Flashing-related repairs
Localized brick/stone work

Cleaning can improve appearance and expose the true condition of masonry, but aggressive methods can damage brick, stone, mortar and architectural finishes. We use project-appropriate cleaning methods, test areas when needed and protect adjacent glass, metal and occupied spaces.

Masonry cleaning
Stain and atmospheric-soiling removal
Localized biological-growth cleaning
Test-panel approach
Protection and controlled washdown

Balconies, terraces, railings and guards require attention to concrete, masonry, waterproofing and metal connections. Loose railings, spalled edges or failed joints can create serious safety concerns. We execute the repair scope prepared by the project professional and coordinate protection below the work area.

Balcony-edge concrete repair
Railing/guard repair
Post and anchor-area repairs
Waterproofing transitions
Protective coating work

Exterior painting requires proper surface preparation and attention to existing conditions to achieve a durable, clean finish. Depending on the surface and its condition, the work may involve cleaning, scraping, patching, priming, caulking or applying protective exterior coatings.

Surface preparation and cleaning
Peeling paint removal
Crack and surface repair
Primer and protective coating
Exterior finish application

Flashing and water infiltration issues require careful inspection because moisture can lead to hidden structural damage, staining and material deterioration. Depending on the source and condition, the work may involve flashing repair, sealant replacement, waterproofing, drainage improvements or selective removal and replacement.

Flashing inspection and repair
Water infiltration troubleshooting
Sealant and joint replacement
Waterproofing at vulnerable areas
Moisture damage repair

Successful restoration projects require clear planning, coordination and regular communication to keep work organised and on schedule. Depending on the project, the process may involve contractor coordination, site inspections, progress tracking, documentation and regular updates.

Project planning and coordination
Contractor and site management
Regular progress inspections
Work documentation and reporting
Schedule and quality monitoring

With free Inspections and estimates, simply submit a Free Quote request to get started.

Local Law 11 is the common name used for NYC’s Facade Inspection & Safety Program (FISP). Buildings higher than six stories are generally subject to a critical facade examination every five years, with the technical report filed by a DOB-approved QEWI.

Only a DOB-approved Qualified Exterior Wall Inspector can perform the required critical examination and file the FISP technical report. A facade contractor can perform the repair work and coordinate access, documentation and closeout with the QEWI.

SAFE means the facade does not require repair or maintenance to remain structurally safe through the next five years. SWARMP means it is safe now but needs repair or maintenance within the QEWI’s stated period. UNSAFE means a hazardous condition exists and requires prompt action.

The owner must address public safety immediately based on the QEWI’s recommendations. Protection such as a sidewalk shed, fence or netting may be required. DOB’s current guidance states unsafe conditions must be repaired within 90 days unless the formal extension process applies.

No. Permit requirements depend on the exact work. Some limited ordinary facade repairs may be exempt, while structural work, larger replacement areas, construction equipment and other regulated scopes can require DOB filings and permits. The design professional should determine this before work begins.

Yes. Deteriorated mortar joints are a common facade maintenance condition. Repointing can restore weather resistance and masonry integrity when the brick itself remains serviceable.

Brick replacement may be needed when units are spalled, cracked, displaced, loose or deteriorated beyond a sound repair. The repair extent should follow the QEWI or design professional’s condition assessment.

Corroding steel expands and can push against the masonry above windows and doors. That pressure can create horizontal or stair-step cracking, displaced brick and open joints. Repair often requires treating or replacing the lintel and rebuilding affected masonry.

Parapet work can include repointing, brick replacement, rebuilding, coping repair and coordination with flashing or roof-edge waterproofing. The exact scope depends on the observed condition and approved details.

Facade waterproofing is a broad term. Depending on the wall, it may mean repairing mortar and cracks, replacing failed sealant, correcting coping or flashing, and in some cases applying a compatible breathable water-repellent treatment.

Not automatically. Excessive pressure or aggressive chemicals can damage brick, mortar, stone and historic finishes. Cleaning methods should be selected for the substrate and tested when appropriate.

Many do, but not all. Access can involve supported scaffold, suspended scaffold or another approved method depending on building height, repair locations, public protection and the project safety plan.

A sidewalk shed may be required when necessary to protect the public from unsafe facade conditions or construction hazards. The QEWI/design team and DOB requirements govern the project-specific protection plan.

Not necessarily. For an unsafe FISP condition, public protection generally remains until the required amended filing or partial shed removal approval is obtained. The project team should coordinate removal with the QEWI and DOB requirements.

The QEWI assigns the completion date based on the condition. DOB states the date may not be less than one year or more than five years. Owners should not wait until the final weeks because access, permits and material lead times can affect scheduling.

DOB states that a condition reported as SWARMP in the previous cycle that remains unrepaired must be reported as UNSAFE in the current cycle.

For scopes the company is qualified and contracted to perform, combining related masonry, sealant and waterproofing work can reduce gaps between trades. The final scope should still follow the project documents and QEWI/design-professional direction.

The service scope can include terra-cotta, stone, cornice and architectural-detail restoration when the repair method and required approvals are established by the project team. Historic materials often need mockups, compatible products and careful matching.

Landmarked buildings and properties in historic districts may require NYC Landmarks Preservation Commission approval before facade work. Verify the property’s status before ordering materials or starting visible exterior work.

Local Law 11 / FISP: What Building Owners Need to Know

25 Local Law 11 / Facade Services

Permit Filing & DOB

Scaffolding Installation

Facade Inspection

Brick Repointing

Brick Replacement

Concrete Repair

Lintel Repair & Replacement

Shelf Angle Installation

Cornice Repair

Parapet Wall Repair

Coping Replacement

Terra Cotta Repair

Stone Restoration

Window Sill Replacement

Caulking & Waterproofing

Facade Cleaning

Stucco Repair & Refinish

Balcony Repair & Restoration

Fire Escape Repair

Exterior Painting

Masonry Restoration

Flashing & Water Infiltration

Sidewalk Sheds & Protection

Project Management

Final Closeout & Documentation

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