Walk down almost any street in Brooklyn and you’ll see how much character comes from the buildings themselves. Brick, brownstone, limestone, concrete. Every facade carries decades of history and, whether you notice it or not, a legal responsibility. Under New York City’s Facade Inspection Safety Program (FISP), better known asLocal Law 11, buildings taller than six stories must undergo routine inspections to make sure those exteriors remain safe.

Why Brooklyn Buildings Demand Extra Attention

Brooklyn is a patchwork of prewar co-ops, industrial loft conversions, and sleek glass condos. Each type presents its own set of maintenance challenges. A 1920s co-op in Prospect Heights may struggle with aging mortar joints. A new waterfront condo might face corrosion from salt-heavy air. That mix makes brooklyn property management more complicated than it looks on paper. Local Law 11 applies equally to all of them.

Older Brooklyn buildings bring unique quirks. Brownstones that were carved up into apartments often hide decades of patchwork repairs. Industrial loft conversions may have large, heavy windows that stress masonry. Even newer condos can’t assume immunity. Sealants fail, balconies crack, and water finds its way into everything. The law is designed precisely because these issues don’t announce themselves until they’ve become dangerous.

How the Inspection Works

Every five years New York presses the reset button on its façade inspection program, and the next round—Cycle 10—kicks off on February 21, 2025. It will keep everyone busy through 2029. If your building is over six stories, you’re on the clock.

But here’s the twist: not everyone reports at once. The city breaks the cycle into three groups, and your deadline depends on the last digit of your block number. It’s a little like sorting students by last name, only the stakes are higher than missing gym class.

• If your block ends in 4, 5, 6, or 9, you’re up first. Your reporting window runs from February 2025 to February 2027.
• If it ends in 0, 7, or 8, you get a brief reprieve. Your turn is February 2026 through February 2028.
• If it ends in 1, 2, or 3, you’re the final group. Reports are due between February 2027 and February 2029.

The important thing to remember is this: you can’t skip or shuffle your place in line. The Department of Buildings will expect your report during your designated window, and missing it can lead to penalties, headaches, and possibly scaffolding that stays up longer than anyone would like.

Think of Cycle 10 as a citywide relay race. Your building will get the baton at a specific moment, and the key is to be ready to run your leg on time.

 

Local Law 11 inspections are not casual observations. They must be performed by a Qualified Exterior Wall Inspector (QEWI), a licensed engineer or architect with the right credentials. Inspections involve hands-on checks of facades, balconies, and exterior features, often requiring scaffolding or lifts to get close enough for a proper evaluation.

Once complete, the inspector files a report with one of three outcomes:

• Safe. No current issues.
• SWARMP. Safe With a Repair and Maintenance Program. Repairs are required, but conditions are not yet hazardous.
• Unsafe. Hazards are present, and immediate action is required. This usually means sidewalk sheds go up, which explains why so many Brooklyn blocks feel permanently shaded.

Deadlines Are Not Flexible

The inspection cycle runs on a five-year schedule. Deadlines are tied to building block numbers. Missing the filing date leads to automatic monthly fines until compliance is achieved. These fines are consistent, and the city does not make exceptions. Boards that wait until the last minute often find themselves scrambling to hire inspectors and cover unplanned costs.

Planning early makes the process less stressful. Smart boards start lining up their QEWI well in advance, sometimes a year or more before their cycle. This gives time to budget, review bids, and understand what the inspection may uncover before the deadline looms.

After the Report

A SWARMP classification is essentially a to-do list. Repairs can include repointing brick, repairing concrete balconies, or fixing water infiltration before it becomes more serious. Delaying this work is not an option. Conditions left unresolved often escalate to an Unsafe rating in the next cycle.

An Unsafe classification requires immediate protective measures, typically sidewalk sheds, followed by urgent repairs. This can create financial strain for a board that has not budgeted in advance. In Brooklyn, where residents may resist special assessments, boards often face difficult conversations. Clear communication becomes as important as the engineering itself.

Choosing the Right Inspector

Selecting a QEWI is not something to rush. The right professional provides a detailed and honest assessment, not a bargain-basement report that misses key issues. Boards should look for experience with buildings of a similar age and type. Clear communication also matters. Inspectors must be able to explain technical findings in plain language so that boards can make informed decisions.

It helps to think of your QEWI as a long-term partner rather than a one-cycle hire. A good inspector will not only catch today’s problems but also anticipate tomorrow’s, helping you map out a repair plan that balances safety, cost, and timing.

Working With Your Property Manager

Property management plays a huge role in the success of the Local Law 11 process. A seasoned manager knows how to coordinate inspections, handle city filings, and negotiate with contractors. They can also prepare financial projections so the board understands what repairs may cost before invoices arrive. In Brooklyn, where buildings often operate on tight budgets, that foresight can prevent financial shock.

Boards should expect their manager to provide a clear plan: which vendors to consider, how scaffolding will affect residents, and what communication strategy will keep everyone informed. When management and the QEWI are aligned, compliance feels much more manageable.

Turning Compliance Into Strategy

Local Law 11 can feel like a heavy obligation, but it also protects property value, resident safety, and the neighborhood as a whole. For boards in Brooklyn, approaching it with foresight and the right partners transforms the process from an unavoidable burden into a long-term strategy for building health.

Think of it this way: the money and planning that go into inspections and repairs are not just about meeting the law. They are about making sure your building’s facade remains both safe and attractive, which directly affects resale value and resident satisfaction. Compliance may be mandatory, but the way you approach it is entirely up to you.

 

Image by Fernando González