FISP Cycle 10 Guide for NYC Building Managers (2026)

The last digit of your building's block number determines whether you're filing in 2025, 2026, or 2027, and that timeline drives every budget decision you'll make this year. If you manage a building over six stories in NYC and you don't know your FISP sub-cycle, you're already behind.

Nearly 16,000 buildings across New York City are subject to Facade Inspection & Safety Program (FISP) inspections every five years [1]. FISP Cycle 10 kicked off on February 21, 2025, and the filing windows are staggered across three sub-cycles running through February 2029 [2]. Most guides on this topic are written by engineers for engineers. This one is written for the building managers who actually have to make it happen, on budget and on time.

This guide covers the full FISP Cycle 10 timeline, the three classification outcomes that determine your next move, what compliance actually costs, and the step-by-step action plan that connects facade inspections to sidewalk shed decisions. You'll also find the penalty math that makes the case for acting early.

What Is FISP and Why Should Building Managers Care?

FISP stands for Facade Inspection & Safety Program. It's the city's mandatory facade inspection law for buildings taller than six stories. The program traces back to a 1979 tragedy when a piece of terra cotta fell from a building facade on Broadway and killed Barnard College student Grace Gold. That incident led to Local Law 10 of 1980, which required periodic facade inspections for the first time [3].

Local Law 10 was replaced by Local Law 11 of 1998, which expanded the scope to cover all exterior wall surfaces and introduced the five-year inspection cycle. In 2013, the DOB rebranded the program as FISP to clarify that it was an ongoing safety initiative, not just a single law. You'll still hear people say "Local Law 11 inspection" and "FISP inspection" interchangeably. They mean the same thing.

Here's why this matters to building managers specifically: FISP isn't just an engineering exercise. The inspection classification your building receives (Safe, SWARMP, or Unsafe) triggers a chain of decisions that land squarely on your desk. Budget approvals. Contractor procurement. Sidewalk shed installation. DOB permit filings. Penalty exposure. The engineer writes the report. You manage everything that happens because of it.

Does Your Building Need a FISP Inspection?

The threshold is straightforward. Any building in New York City with six or more stories is subject to FISP. That includes approximately 16,000 buildings across the five boroughs, with Manhattan accounting for the highest concentration [1].

How to confirm your building's status

Three ways to check:

1. DOB BIS portal: Search your address at a810-bisweb.nyc.gov and look for prior FISP filings in the permit/application history
2. DOB NOW: Safety: The filing portal at DOB NOW shows whether your building has an active FISP filing obligation
3. Contact the Facades Unit: Email facades@buildings.nyc.gov with your building address and block/lot for confirmation

Common edge cases

• Mixed-use buildings with six or more stories are covered, regardless of whether the ground floor is commercial
• Recently constructed buildings are exempt from their first cycle but must file in subsequent cycles
• Buildings under 6 stories are not subject to FISP, even if they have facade deterioration (though the DOB can still issue violations for unsafe conditions on any building)

If you're uncertain, contact the DOB Facades Unit directly. A five-minute email beats a $5,000/year penalty for a missed filing.

FISP Cycle 10 Sub-Cycle Deadlines: Find Your Filing Window

Cycle 10 runs from February 21, 2025 through February 21, 2029 [2]. The four-year span is divided into three sub-cycles, each with a two-year filing window. Your sub-cycle is determined by the last digit of your building's tax block number.

How to find your block number

Your building's block number appears on the property tax bill, in ACRIS records, and in the DOB BIS portal. Search your address on BIS and the block number appears at the top of the property profile. Take the last digit and match it to the table above.

Say you're managing a portfolio of 14 buildings across three sub-cycles, and you assume all of them file on the same schedule. By the time you discover three buildings fall in Sub-Cycle 10A with a February 2027 deadline, you have just 11 months to hire QEWIs, complete inspections, and file reports for all three. Based on industry pricing patterns, that kind of rush procurement can cost an estimated 30% premium over what a 24-month planning horizon would have allowed.

The Cycle 10 amnesty program

Buildings that missed their filing deadline in prior cycles (Cycle 8 or Cycle 9) can catch up during Sub-Cycle 10A without facing the full penalty structure that would normally apply [2]. The DOB Cycle 10 service notice outlines the amnesty terms. This is a limited window. If your building has unfiled prior-cycle reports, act during 10A; the amnesty doesn't extend to 10B or 10C.

If your building is classified Unsafe after a late filing or missed cycle, you'll likely need a sidewalk shed installed immediately. Search verified contractors in the directory to compare firms by permit volume and borough coverage before the deadline pressure forces a rushed decision.

The Three FISP Classifications: Safe, SWARMP, and Unsafe

Every FISP inspection produces one of three classifications. The classification determines what happens next and how much it costs.

Cycle 9 classification percentages from DOB Facade Safety Statistics [1]. Remaining ~14% of buildings in the FISP universe had no report filed at the time of data collection.

Safe

Good news. No repairs required, no sidewalk shed needed, no penalties. Your building re-enters the queue for the next five-year cycle. File the report through DOB NOW: Safety and you're done.

SWARMP

This is where most building managers land. SWARMP means your facade has conditions that need attention (cracked mortar joints, deteriorated sealant, minor spalling) but nothing that poses an immediate danger to pedestrians. You have until the end of your sub-cycle's filing window to complete the repairs and file an amended report.

The trap with SWARMP: if you ignore it, the classification automatically escalates to Unsafe at the end of the cycle. That triggers mandatory sidewalk shed installation, emergency repairs, and the full penalty structure. Building managers who treat SWARMP as "Safe with a footnote" often end up paying three times what the original repairs would have cost.

Unsafe

Roughly 10% of buildings in the FISP universe receive an Unsafe classification in Cycle 9 [1]. This is the high-cost outcome. An Unsafe classification requires:

• Immediate installation of pedestrian protection (typically a sidewalk shed)
• Completion of repairs within 90 days
• Filing of an amended report once repairs are complete
• Compliance with Local Law 48 sidewalk shed deadlines if a shed is installed

What Happens When Your Building Is Classified Unsafe

An Unsafe classification sets off a chain reaction. Understanding the sequence helps you manage costs instead of reacting to them.

Day 1: The QEWI files the Unsafe report with the DOB. The building is required to install pedestrian protection immediately. In practice, this means a sidewalk shed goes up within days.

Days 1-90: The 90-day repair clock starts. Your contractor must complete all unsafe condition repairs and the QEWI must file an amended report reclassifying the building before the deadline.

Beyond 90 days: If repairs aren't complete, penalties begin accumulating. The DOB can issue ECB violations, and the building remains flagged until the amended report is accepted.

The sidewalk shed cost reality

For an Unsafe building, the sidewalk shed is often the largest single expense, sometimes exceeding the cost of the facade repairs themselves. A typical 150-foot shed in Manhattan runs $19,500 to $27,000 for installation alone, plus $2,250 to $6,750 per month in rental fees. The sidewalk shed cost per linear foot guide breaks down current pricing by borough.

Say your co-op receives an Unsafe classification and you hire the first available contractor without comparing bids. If installation comes in at $185/linear foot (roughly 19% above the Manhattan median of $155/LF), a building with 200 linear feet of frontage would pay an extra $6,000 on installation alone. That's the cost of not having time to compare. The contractor directory exists specifically to prevent that scenario.

The Local Law 48 connection

Here's what most FISP guides miss entirely. When an Unsafe classification triggers a sidewalk shed, that shed falls under Local Law 48's 90-day permit cycle. LL48 imposes escalating penalties on sheds that remain up beyond the permitted work period [4]:

• Under 3 years: $10 per linear foot per month (capped at $6,000/month)
• 3 to 4 years: $100 per linear foot per month (capped at $6,000/month)
• Over 4 years: $200 per linear foot per month (capped at $6,000/month)

All tiers are capped at $6,000/month regardless of shed length. Even at the lowest tier, a shed over 600 linear feet hits the cap. The Local Law 48 penalty calculator lets you model the exact exposure based on your building's frontage and shed age.

This is why contractor selection matters so much for FISP Unsafe buildings. A slow contractor doesn't just delay repairs. They extend your LL48 penalty exposure for every additional month the shed stays up.

Step-by-Step: Your FISP Cycle 10 Action Plan

Here's the timeline building managers should follow. Start from your sub-cycle filing deadline and work backward.

12-18 months before your deadline

• Identify your sub-cycle using the block number table above
• Start budgeting. Board approval for capital expenditures takes time. Get cost estimates on the agenda early.
• Review prior cycle reports. If your building was SWARMP in Cycle 9 and repairs weren't completed, you may already have an issue.

12 months before your deadline

• Hire a QEWI. A Qualified Exterior Wall Inspector is a NY-licensed professional engineer (PE) or registered architect (RA) with at least 7 years of experience in facade inspection [5]. They must be registered with the DOB Facades Unit. Verify credentials against the DOB QEWI list.
• Budget for the inspection. Based on industry pricing, QEWI inspection fees typically range from $8,000 to $20,000 for small to mid-size buildings and $20,000 to $60,000 for large or complex buildings. Buildings with many balconies, terraces, or ornamental facades can add an estimated $100,000 to $200,000 to the total.

6-9 months before your deadline

• Complete the inspection. The QEWI performs hands-on examination at intervals of every 60 linear feet of facade (per ASTM E2841 standards). This typically requires scaffold access, swing stage, or bosun's chair.
• Receive and review the report. The written report usually arrives 2 to 4 weeks after the physical inspection.

Within 60 days of inspection completion

• File the report. The QEWI files the FISP report through DOB NOW: Safety. The filing fee is $150 per report [6]. Filing instructions are available at NYC DOB FISP Filing Instructions.

If classified SWARMP

• Plan and budget the required repairs before the cycle deadline
• Hire a contractor and obtain necessary DOB permits
• Complete repairs and have the QEWI file an amended report

If classified Unsafe

• Install protective measures (sidewalk shed) immediately
• Begin the 90-day repair clock
• Review the steps before the scaffold goes up to ensure proper permitting, neighbor notification, and contractor vetting
• After repairs are complete, file the amended report and arrange shed removal

How Much Does FISP Compliance Cost?

No other FISP guide on the web provides a neutral cost breakdown. Here's what building managers should budget for, based on contractor bid data, industry pricing, and DOB fee schedules.

DOB filing fee per the current fee schedule [6]. All other cost estimates based on contractor bid data and industry pricing.

Sample budget: a 12-story SWARMP building in Brooklyn

Based on typical contractor bid data and DOB fees:

• QEWI inspection: $12,000
• Filing fee: $150
• Minor masonry repairs: $35,000
• Contractor mobilization and permits: $5,000
• Total: approximately $52,150

Sample budget: a 20-story Unsafe building in Manhattan

Based on typical contractor bid data and DOB fees:

• QEWI inspection: $30,000
• Filing fee: $150
• Sidewalk shed installation (150 lf at $140/lf): $21,000
• Sidewalk shed monthly rental (150 lf at $30/lf x 6 months): $27,000
• Facade restoration: $400,000
• Shed removal: $8,000
• Total: approximately $486,150 (before penalties)

The gap between SWARMP and Unsafe is enormous. That's why building managers who receive a SWARMP classification should treat the repairs as a priority, not a suggestion.

FISP Penalties for Non-Compliance: The Math Gets Ugly Fast

The DOB enforces FISP deadlines through a tiered penalty structure that compounds over time.

Late filing and NRF penalties per DOB fee schedule [7]. Escalating per-linear-foot penalties under Local Law 48 [4].

Penalty scenario: 18-month delay on a 10A building

A building in Sub-Cycle 10A with a February 2027 filing deadline that misses it by 18 months would face:

• Late filing penalties: 18 months x $1,000 = $18,000
• If classified Unsafe with a 150-foot shed at the 3 to 4 year tier: 12 months x $6,000 (monthly cap) = $72,000 in LL48 penalties alone
• Combined penalty exposure: $90,000, on top of the actual repair and shed costs

That $90,000 pays for a lot of facade repairs if spent proactively. Building managers who present this math to their boards tend to get budget approval faster.

Who Can Perform Your FISP Inspection? Understanding QEWIs

A Qualified Exterior Wall Inspector (QEWI) is the only professional authorized to conduct FISP inspections and file reports with the DOB. Not every engineer or architect qualifies.

QEWI requirements

Per 1 RCNY 103-04 [5]:

• Must hold a NY State PE license or RA registration
• Must have a minimum of 7 years of experience in facade inspection, repair, or design
• Must be registered with the DOB Facades Unit
• Staff working under a QEWI need either 3 years of experience (with a relevant degree) or 5 years (without)

How to verify QEWI credentials

The DOB publishes a QEWI list (PDF) of all currently registered inspectors. Cross-reference any QEWI you're considering against this list before signing an engagement letter.

Questions to ask before hiring

• How many FISP inspections have you completed in the past two cycles?
• What's your typical turnaround from inspection to filed report?
• Do you have experience with buildings of similar height, age, and construction type?
• Will you perform the hands-on inspection personally, or will staff conduct it under your supervision?
• What's included in your fee? Just the inspection and report, or does it also cover the amended report after repairs?

A QEWI who has inspected similar buildings in your borough will produce a more accurate scope of work, which leads to better contractor bids and fewer change orders during repairs. Verify your contractor's credentials with the same rigor you apply to the QEWI.

What's New in FISP Cycle 10

Cycle 10 isn't just another five-year rotation. Several developments make this cycle different from its predecessors.

Amnesty for prior-cycle non-filers

Buildings that missed Cycle 8 or Cycle 9 filing deadlines can submit overdue reports during Sub-Cycle 10A without the full penalty structure [2]. This is a one-time catch-up opportunity. The DOB hasn't indicated whether amnesty will be offered again.

Increased filing fees

The per-report filing fee is $150 [6]. For large portfolios, this adds up. A management company with 50 buildings faces $7,500 in filing fees alone.

Proposed regulatory overhaul

In late 2025, the DOB proposed what industry observers called the most significant changes to FISP in over 40 years. The proposals include expanded inspection scope, stricter enforcement timelines, and modified classification criteria. While still in the rulemaking process, building managers should monitor the DOB Facade & Local Law page for updates.

Drone inspection developments

The DOB has been conducting pilot studies on drone-assisted facade inspections. Drones can't replace hands-on close-up inspection (which remains required), but they show promise for initial assessments and monitoring between cycles. Future cycles may incorporate drone technology more formally, potentially reducing scaffolding requirements for the inspection phase.

FISP and Sidewalk Sheds: The Connection Most Guides Miss

Every other FISP guide on the web treats facade inspections as an isolated compliance topic. None of them explain what actually happens to your building (and your budget) when the inspection triggers a sidewalk shed.

Here's the pipeline:

1. FISP inspection produces an Unsafe classification
2. Sidewalk shed must be installed within days for pedestrian protection
3. Local Law 48 governs the shed's permit cycle (90-day renewals, escalating penalties)
4. Local Law 51 adds milestone deadlines for construction document filing and project completion
5. Shed stays up until repairs are complete and the QEWI files an amended Safe or SWARMP report
6. Penalties accumulate for every month the shed remains beyond the initial permit period

The building manager who doesn't understand this pipeline ends up surprised by LL48 penalties six months into what they thought was a straightforward facade repair. The building manager who does understand it selects a contractor based on speed of completion, not just the lowest bid.

Choosing the right contractor for FISP work

When an Unsafe classification triggers a sidewalk shed, the contractor you choose directly affects your total cost. Permit volume is a useful proxy for operational scale and reliability. A contractor who files and closes permits consistently is more likely to complete work within the LL48 timeline than one with a history of long-running open permits.

The Shed Registry provides verified DOB permit data for scaffolding contractors across all five boroughs. Building managers can compare firms by total permit count, active permits, and borough coverage. All data is sourced from NYC Open Data, not contractor marketing.

Frequently Asked Questions

What is FISP Cycle 10?

FISP Cycle 10 is the tenth five-year cycle of New York City's Facade Inspection & Safety Program. It runs from February 21, 2025 through February 21, 2029 [2] and requires buildings of six or more stories to undergo facade inspection by a QEWI and file a report with the DOB.

When does my building need to file?

Your filing window depends on your sub-cycle. Buildings with block numbers ending in 4, 5, 6, or 9 file during 10A (2025-2027). Block numbers ending in 0, 7, or 8 file during 10B (2026-2028). Block numbers ending in 1, 2, or 3 file during 10C (2027-2029).

What's the difference between SWARMP and Unsafe?

SWARMP means conditions exist that need repair, but they don't pose an immediate danger. You have until the end of your filing window. Unsafe means conditions present an immediate risk to public safety, requiring emergency protective measures (typically a sidewalk shed) and repairs within 90 days.

How much does a FISP inspection cost?

Based on industry pricing, QEWI inspection fees typically range from $8,000 to $20,000 for small to mid-size buildings and $20,000 to $60,000 for large or complex buildings. The DOB filing fee is an additional $150 per report [6].

What happens if I miss the filing deadline?

Late filing penalties start at $1,000 per month [7]. A No Report Filed (NRF) status carries a $5,000 per year penalty. If the DOB conducts its own inspection and finds Unsafe conditions, you'll face the full cost of emergency repairs, mandatory sidewalk shed installation, and escalating LL48 penalties.

Do I need a sidewalk shed for my FISP inspection?

Not always. The inspection itself may require temporary access equipment (swing stage, bosun's chair, or scaffold) for the QEWI to perform hands-on examination. However, a full sidewalk shed is typically only required after an Unsafe classification to protect pedestrians during repairs.

Can drones replace hands-on FISP inspections?

Not yet. Current DOB rules require hands-on close-up inspection at every 60 linear feet of facade. Drones are being studied as a supplement for initial assessments and monitoring, but they can't substitute for the required physical inspection under existing rules.

How do FISP and Local Law 48 relate?

FISP inspections can trigger sidewalk shed installation (when a building is classified Unsafe). Once a shed is up, it falls under Local Law 48's 90-day permit cycle with escalating penalties for extended duration [4]. The two laws create a direct cost pipeline: FISP classification drives the shed requirement, and LL48 drives the penalty clock.

Key Takeaways for Building Managers

• Know your sub-cycle. Find your block number and match it to the 10A/10B/10C filing table. This single fact determines your entire planning timeline.
• Start 12-18 months early. QEWI procurement, inspection, report filing, and potential repairs all take time. Based on contractor bid data, rushed timelines can cost an estimated 20-40% more.
• Treat SWARMP seriously. An ignored SWARMP classification escalates to Unsafe at the end of the cycle, tripling or quadrupling your costs.
• If Unsafe, select contractors on speed. The difference between a 4-month and 8-month repair timeline can be $24,000 in LL48 penalties on a 150-foot building (4 months at the $6,000/month cap).
• Use the penalty math to get board approval. A $52,000 proactive repair is easier to approve when the alternative is $486,000+ in combined costs and penalties.

The Shed Registry's contractor directory provides verified NYC Open Data permit records for scaffolding contractors across all five boroughs. Compare firms by permit volume and borough coverage, then use the Local Law 48 penalty calculator to quantify your exposure timeline. The data is free, public, and sourced from DOB records, not contractor marketing.