As a New York City building owner, the upcoming February 21, 2025, start date for Sub-cycle 10A of the NYC Façade Inspection & Safety Program (FISP) should be on your radar. This program, formerly known as Local Law 11, is essential for ensuring the safety of your building’s façade, protecting tenants, pedestrians, and the general public from potential hazards. With less than 6 months to go before this crucial sub-cycle begins, now is the time to hire an experienced architect to inspect and file your building’s report.
FISP inspections aim to detect unsafe and SWARMP conditions that could lead to costly repairs or dangerous incidents. With the upcoming Sub-cycle 10A, there’s no better time to understand why you need to act now and engage a qualified architect to help you meet the city’s stringent requirements. Although there is a 2-year window to file, it is always advisable to start early to beat the contractor’s busy season and allow time for unexpected conditions to be repaired.
1. Understanding Sub-cycle 10A and FISP
NYC FISP, initiated in 1980, mandates regular inspections and reporting of façades for all buildings over six stories. These inspections must be carried out by a Qualified Exterior Wall Inspector (QEWI), usually an architect or engineer, and the results are filed with the New York City Department of Buildings (DOB).
FISP is divided into sub-cycles, and the forthcoming Sub-cycle 10A applies to buildings whose last digit of their block number ends in 4, 5, 6 and 9. For these buildings, the inspection and filing period starts on February 21, 2025, and must be filed by February 20, 2027. Building owners must submit a report classifying their façades as “Safe,” “Safe with a Repair and Maintenance Program” (SWARMP), or “Unsafe.”
Buildings with block numbers ending in 0, 7 and 8 will have a window starting from February 21, 2026 and the report to be filed by February 21, 2028. Buildings with block numbers ending in 1, 2 and 3 will have from February 21, 2027 to start their investigation and must have the reports filed by February 21, 2029.
2. Why Time Is of the Essence
Although Sub-cycle 10A may seem distant, the reality is that time moves quickly when it comes to façade inspections and report filing. Building owners are often caught off guard by the complexity of the process and the time required to complete necessary repairs. Delays will lead to one-time and monthly penalties and increased risks for your building being audited and interim inspections performed by the DOB.
Here’s why acting now is critical:
- Avoid Last-Minute Rush: Many building owners wait until the last minute to begin their inspections, leading to scheduling difficulties. As Sub-cycle 10A draws nearer, architects and inspection firms will become increasingly booked. Starting early ensures you can select a qualified architect on your terms.
- Adequate Time for Repairs: If your building’s façade requires repairs, the SWARMP designation will give you a set timeframe to address the issues. However, if unsafe conditions are identified, immediate action will be required. By hiring an architect now, you give yourself the buffer to tackle any unforeseen problems.
- Early Detection of Issues: An early inspection can help you catch façade issues before they worsen. Early detection allows you to spread out repair costs over time, reducing financial stress and preventing the need for emergency repairs. Performing an early repair campaign wills save money on contractor costs.
3. The Role of an Architect in FISP Compliance
Hiring an architect with experience in NYC FISP compliance is crucial for ensuring a smooth process. Here’s how an architect adds value:
A. Expertise in Inspections and Reporting
Architects are trained to assess building façades for structural integrity and potential safety hazards. They understand how to identify and classify façade conditions, ensuring accurate reporting to the DOB. Without an expert guiding the process, it can be easy to overlook critical details, leading to incomplete reports, non-compliance, or worse—unsafe building conditions.
B. Navigating DOB Requirements
The DOB has strict filing requirements and deadlines that must be followed. Architects familiar with FISP can help ensure that your building’s report is not only accurate but also submitted on time, helping you avoid penalties and unwanted DOB scrutiny.
C. Planning Repairs and Maintenance
If issues are found during the inspection, your architect can work with you to plan and execute any necessary repairs. Architects can provide guidance on budgeting, timeline management, and choosing the right contractors. Their insight into materials and construction methods can help ensure that repairs are done correctly and will last. Ordering long lead items and obtaining access agreements will extend the schedule and sidewalk shed, which are detrimental to your ground floor retail tenants.
D. Risk Management
Engaging an architect early on allows for a comprehensive risk assessment. The longer you wait, the more likely it is that façade conditions will deteriorate, increasing the risk of accidents and DOB violations. An architect can help you assess the long-term health of your façade and create a plan to mitigate risks over time.
4. The Financial Benefits of Hiring an Architect Now
Investing in an architect now can save you significant costs down the line. Consider the financial implications of delayed action:
- Penalties and Violations: The DOB imposes hefty penalties on building owners who fail to comply with FISP requirements. Fines for non-compliance can range from thousands to hundreds of thousands of dollars. Hiring an architect ensures timely inspections and filings, protecting you from these financial penalties.
- Costly Emergency Repairs: If an issue is discovered too late, you may be forced to undertake emergency repairs, which are typically more expensive than planned maintenance. By identifying and addressing problems early, your architect can help you avoid these higher costs.
- Long-Term Savings: Regular inspections and proactive maintenance extend the lifespan of your building’s façade, reducing the need for costly future repairs. Additionally, a well-maintained façade improves the overall value of your building and enhances curb appeal, which can attract tenants and buyers.
5. Maintaining Public Safety and Building Reputation
One of the primary goals of FISP is to ensure the safety of pedestrians and the public. By conducting timely façade inspections, you’re not only complying with the law but also protecting those who live and work in your building, as well as pedestrians walking by.
Moreover, maintaining a safe and attractive building façade enhances your building’s reputation in the community. A building that’s well cared for is a reflection of responsible ownership, while a neglected façade can lead to negative perceptions and potential liability in the event of accidents.
6. Taking the First Step: Hire an Architect Today
The best time to begin preparing for FISP Sub-cycle 10A is now. By hiring an experienced architect, you can ensure that your building is compliant with the DOB’s stringent requirements, protect public safety, and avoid costly repairs and penalties.
Start early to avoid the rush and give yourself the peace of mind that your building’s façade is in capable hands. An architect will not only guide you through the FISP process but also help you maintain your building’s structural integrity for years to come.
Don’t wait until it’s too late—take the first step today.
