When Does a Building Need a FISP Inspection in NYC?

For 2026 NYC buildings, a FISP inspection is generally required when a building is more than six stories tall. The practical exception is that managers should not decide from street view alone. Confirm the story count, building classification, filing history, and current Cycle 10 subcycle with DOB records and a Qualified Exterior Wall Inspector before the board budgets inspection, repair, or sidewalk shed work.

Updated for 2026 FISP Cycle 10 planning. This guide separates the official inspection trigger from board-level procurement steps so managers can confirm whether a building is in scope before calling contractors or approving facade work.

Many residents still call the requirement Local Law 11. DOB now uses the Facade Inspection and Safety Program, or FISP, for the recurring exterior wall inspection and filing system. This guide uses both terms because boards may see Local Law 11 in older meeting minutes, FISP in DOB NOW, and facade inspection language in proposals.

Use this page to answer the first question in the board packet: does this building need a FISP inspection at all? If the answer is yes, keep the Cycle 10 deadline guide, the QEWI explainer, the FISP inspection cost guide, and verified contractor records close by before scaffolding procurement begins.

What is the NYC FISP inspection trigger?

A NYC building generally needs a FISP inspection when it is more than six stories tall. DOB describes the Facade Inspection and Safety Program as requiring owners of buildings higher than six stories to have exterior walls and appurtenances inspected periodically and to file a technical report with DOB [1].

FISP definition: FISP is New York City's recurring facade inspection and filing program for buildings above the height threshold. It matters because a missed or late filing can become a compliance problem before the board even starts pricing facade repair or sidewalk shed work.

The six-story rule sounds simple, but the building manager still needs confirmation. Story count, building records, additions, cellar or basement treatment, mixed-use conditions, and prior DOB filing history can affect how a professional evaluates the building. Treat the threshold as the screening rule, then ask the QEWI to confirm the actual obligation.

Who confirms whether the building is in scope?

A Qualified Exterior Wall Inspector should confirm whether the building is subject to FISP and what filing window applies. DOB rules define the QEWI role and set the professional qualification requirements for facade inspections [2].

QEWI definition: A Qualified Exterior Wall Inspector, or QEWI, is a New York State registered architect or professional engineer who is qualified to inspect exterior walls under the FISP rules. For boards, the QEWI is the professional who classifies the facade condition, supports the filing, and explains whether repair or protection work is needed.

Managers should not rely on a contractor, resident, or board member to make the legal determination. A scaffolding contractor can explain access and pricing. The QEWI confirms the inspection obligation, facade condition, and filing strategy.

The first records to check before calling a QEWI

Before hiring the inspector, gather the records that let the QEWI answer the threshold question quickly. The goal is not to replace professional judgment. The goal is to avoid paying for a discovery process that starts with missing basics.

DOB source note: FISP requires periodic exterior wall inspection and technical report filing for buildings higher than six stories, and DOB rules define the QEWI qualification standard [1] [2].

If prior filings exist, read the classification before the board discusses contractor bids. A Safe result, a SWARMP condition, and an Unsafe condition produce different timelines, budgets, and communication needs.

How Cycle 10 timing affects the decision

A building that needs FISP inspection also needs the right filing window. DOB organizes FISP into cycles and subcycles. Cycle 10 is the current planning context for many boards, and the applicable subcycle depends on the last digit of the building's block number in DOB's cycle framework [3].

Do not wait until the filing window is nearly closed to confirm whether the building is subject to FISP. The inspection may require roof access, close-up observation, owner records, tenant coordination, engineer review, and board approval. If the facade condition requires repairs, the schedule can also trigger sidewalk shed planning.

Subcycle and filing mechanics should be confirmed against DOB's Cycle 10 notice and the building's current DOB record before the board sets a deadline [3].

The board's decision is not just whether to hire an inspector. It is when to schedule the inspection so the building can file on time, budget repairs if needed, and avoid rushed contractor selection.

What if the building is exactly six stories?

If the building is exactly six stories, do not assume it is subject to FISP based only on the phrase Local Law 11. The common DOB description applies to buildings higher than six stories [1]. That said, story count can be technical enough that the safest answer is to confirm the legal building record with a QEWI or other qualified professional.

This is an exception-first rule. More than six stories is the usual trigger. Exactly six stories, irregular massing, penthouses, mezzanines, and altered buildings deserve record-level review before the board tells shareholders the building is exempt or in scope.

For a board memo, use careful language: "The building appears to be at the threshold and management is confirming FISP applicability with a qualified professional." That is stronger than a confident but unsupported statement based on looking from the sidewalk.

How FISP status changes scaffolding planning

FISP status affects scaffolding planning because inspection results can lead to repair access, public protection, and contractor procurement. If the building is classified Unsafe, the board may need to move faster on protection and repairs than it would for routine maintenance planning.

DOB's facade filing requirements explain that FISP reports are filed by a QEWI through DOB NOW and that owners need an eFiling account to consent to those reports [4]. In practical terms, the FISP report can become the document that shapes the next contractor scope.

Contractor data can help after the professional scope is clear. The Shed Registry uses NYC Open Data's DOB Sidewalk Sheds dataset as a baseline source for permit records [5]. Permit volume is not a quality rating, but it can help the board see whether a contractor has recent sidewalk shed activity before relying on a sales deck.

Use the steps-before-scaffold guide once the QEWI says protection or access equipment is likely. Use the Local Law 11 contractor selection guide when the board starts comparing vendors for facade-related work.

Board action checklist before the FISP decision

Before deciding that the building needs or does not need a FISP inspection, ask for:

1. The building profile, certificate of occupancy, and current DOB identifiers.
2. Prior FISP filings, cycle status, and any Safe, SWARMP, or Unsafe classification history.
3. A QEWI confirmation of whether the building is higher than six stories for FISP purposes.
4. The applicable Cycle 10 subcycle and filing window.
5. A written inspection proposal that separates inspection, filing, access equipment, probes, and repair-design assumptions.
6. A resident communication plan if close-up inspection, roof access, sidewalk shed work, or facade repair is likely.
7. A contractor comparison process based on scope, insurance, recent permit history, and removal planning, not unsupported "best" claims.

The core board control is sequencing. Confirm the obligation first, then inspect, then scope repairs or access, then compare contractors. Reversing that order can produce bids that look specific but are not tied to the building's actual compliance need.

Frequently asked questions

Does every NYC building need a FISP inspection?

No. FISP generally applies to buildings higher than six stories. Smaller buildings can still have facade maintenance, repair, parapet, or safety obligations, but the recurring FISP filing rule is tied to the height threshold and should be confirmed against DOB records.

Who can perform a FISP inspection in NYC?

A Qualified Exterior Wall Inspector performs the FISP inspection and filing work. A QEWI is a qualified New York State registered architect or professional engineer, and the board should verify the role before accepting an inspection proposal.

Is Local Law 11 the same as FISP?

In common building-management language, many people still say Local Law 11. DOB's current program name is FISP, the Facade Inspection and Safety Program. When reviewing proposals or old board minutes, treat the terms as related, then confirm the current DOB filing requirement.

What should a board check before asking for a scaffolding quote?

The board should first confirm FISP applicability, Cycle 10 timing, inspection scope, and whether the QEWI expects close-up access or repair work. Scaffolding quotes are more useful after the professional scope identifies what access the building actually needs.

Can permit data prove which scaffolding contractor is best for FISP work?

No. Permit data can show recent filing activity, borough coverage, and public records, but it is not a quality rating. Boards should combine permit history with insurance verification, references, scope clarity, professional coordination, and written closeout responsibilities.

Confirm the Threshold Before You Price the Project

A building generally enters FISP planning when it is more than six stories tall, but the board's job is not to guess from the curb. Confirm the threshold with records and a QEWI, identify the Cycle 10 filing window, then connect the inspection result to repair, protection, and contractor procurement.

If FISP inspection or facade repair will likely require sidewalk shed work, compare contractors with verified permit data before the schedule is urgent. Search NYC scaffolding contractor records and use the professional scope to ask every bidder the same access, insurance, renewal, and removal questions.