NYC FISP Cycle 10B: What Commercial Building Owners Need From Their Facade Contractor

If you own or manage a commercial building in New York City, FISP Cycle 10B is already underway. The filing window runs from February 21, 2026, through February 21, 2028, and applies to buildings with tax block numbers ending in 0, 7, or 8.

That may sound like plenty of time. In practice, it can disappear quickly once you account for inspection scheduling, access equipment, repair design, permits, landmark approvals, construction, and final filing.

I have seen facade projects become stressful when owners wait for a report before thinking about the work that report may require. My recommendation is simple: treat the inspection and the repair plan as one coordinated project.

What FISP Requires, and Whether Your Building Is Covered

The Facade Inspection & Safety Program, commonly called FISP or Local Law 11, requires owners of buildings higher than six stories in New York City to have their exterior walls and appurtenances inspected every five years.

The inspection must be performed by a Qualified Exterior Wall Inspector, or QEWI. A QEWI is a qualified New York State-licensed professional engineer or registered architect who is authorized to perform and file FISP reports.

The report is submitted electronically through DOB NOW: Safety.

FISP generally covers:

• Exterior brick, stone, concrete, terra cotta, stucco, and other wall materials

• Parapets and cornices

• Exterior balconies and projecting elements

• Copings, lintels, sills, and decorative appurtenances

• Conditions that could allow water infiltration or falling material

One important clarification for owners with regional portfolios: NYC FISP applies to properties within New York City. A building in Westchester County is not automatically subject to NYC Local Law 11. However, Westchester owners should still confirm municipal inspection, maintenance, facade, and property-safety requirements with the applicable building department.

What Cycle 10B Means for Your Filing Deadline

The last digit of the property’s tax block determines the Cycle 10 sub-cycle:

• Cycle 10A: Block numbers ending in 4, 5, 6, or 9

• Cycle 10B: Block numbers ending in 0, 7, or 8

• Cycle 10C: Block numbers ending in 1, 2, or 3

For Cycle 10B, the filing window is:

February 21, 2026–February 21, 2028

As of today, that window is open. I recommend confirming your building’s tax block and FISP status through the City’s FISP Universe Map, then reviewing the property’s prior filing.

There is also an early filing option for certain owners whose most recent status is No Report Filed and who expect to file Safe or SWARMP. The City’s Cycle 10 service notice explains the eligibility requirements. Early filings can help stop ongoing civil penalties, but any required penalties must still be paid according to DOB instructions.

Do not wait until late 2027 to begin. FISP reports must generally be filed within 60 days after completion of the critical examination, and a report that needs corrections or supporting documents can take additional time.

The Three FISP Classifications and What Each One Triggers

The classification is not a grade for the building. It is a safety and maintenance decision that determines what you must do next.

Safe

A Safe classification means the exterior wall and its appurtenances do not require repair or maintenance to preserve structural integrity and are not expected to become unsafe during the next five years.

That does not mean the building needs no maintenance at all. It means the QEWI has determined that no FISP-required repair is necessary based on the inspection.

You should still keep up with:

• Roof and coping maintenance

• Gutter and drainage repairs

• Sealant replacement

• Periodic masonry observation

• Prompt investigation of new leaks, cracks, or falling material

SWARMP

SWARMP means “Safe With a Repair and Maintenance Program.”

The condition is safe when inspected, but repairs or maintenance are needed within the next five years, and no sooner than one year, to prevent deterioration into an Unsafe condition.

A SWARMP report should include:

• A description of each condition

• Its location on the building

• Color photographs or sketches

• A projected completion date

• Whether a permit or landmark approval is required

The important point is that SWARMP is not a permission slip to postpone the work indefinitely. Your QEWI establishes a completion date, and you are responsible for completing the repairs by that date.

Also, a prior-cycle SWARMP condition that remains uncorrected generally must be reported as Unsafe in the current cycle. That is why I recommend reviewing your previous report before scheduling the new inspection.

Unsafe

An Unsafe condition is hazardous to people or property and requires prompt corrective action. Examples may include loose masonry, an unstable parapet, a failing lintel, or a detached architectural element above a sidewalk.

When an Unsafe condition is identified, you may need to:

• Install immediate public protection, such as a sidewalk shed, fence, or structural netting

• Secure or remove loose material

• Obtain permits

• Complete the required repair work

• File an amended report after the unsafe conditions are corrected

NYC DOB guidance states that owners must repair unsafe conditions within 90 days of filing the technical report and submit an amended report within two weeks after the repairs are complete. The technical definition also describes an Unsafe condition as requiring repair within one year of the critical examination, but owners should plan around the City’s shorter filing and repair requirements.

What Your Facade Contractor Actually Does During the Investigation

The QEWI performs the official critical examination and files the report. Your facade contractor supports the investigation by providing safe access and, when authorized, performing investigative or repair work.

Depending on the building, the process may include:

• Close-up inspections of representative facade areas

• Suspended scaffold or rope-access work

• Probe openings behind stucco or other finishes

• Masonry sounding to identify hollow or delaminated areas

• Inspection of lintels, shelf angles, parapets, cornices, and coping stones

• Documentation of cracks, displacement, spalling, staining, and water entry

• Temporary stabilization of hazardous conditions

• Coordination with the QEWI on photographs, locations, and repair access

Think of the QEWI as the building’s medical examiner and the contractor as the skilled repair team. One diagnoses and certifies the condition. The other creates safe access, opens up concealed areas when needed, and restores the building.

A contractor should never promise a particular FISP classification before the QEWI completes the examination.

Common Defects Found on Older NYC Buildings

Pre-war buildings and landmarked properties often require more than surface patching. Common findings include:

• Spalling brick: Brick faces break away because of freeze-thaw cycles, moisture, or internal corrosion.

• Failed lintels: Steel lintels above windows may rust and expand, causing cracked or displaced masonry.

• Deteriorated mortar joints: Repeated wetting, freezing, and incompatible repairs can weaken joints.

• Cracked terra cotta: Decorative terra cotta can fracture, loosen, or allow water behind the facade.

• Loose cornices and parapet stones: Projecting elements are exposed to wind, water, and movement.

• Water infiltration behind stucco: Moisture may travel behind the finish and damage the substrate before the problem is visible indoors.

For example, a recurring ceiling leak near a top-floor window may not be a roofing problem alone. The source could be a failed joint, cracked coping, deteriorated lintel, or water traveling behind the facade. That is why facade and roofing contractors often need to coordinate rather than investigate in isolation.

For historical building restoration in New York, material matching matters. New mortar, brick, stone, and terra cotta repairs must be compatible with the existing assembly. The strongest repair is not always the hardest material; it is the one that works with the original building.

How to Choose the Right Facade Contractor

A good contractor should be able to explain both the work and the compliance path.

Before signing, ask for:

• Experience with pre-war and landmarked buildings

• Recent commercial facade references in NYC

• Experience with masonry restoration, parapet reconstruction, lintel repair, and waterproofing

• A plan for sidewalk protection and public safety

• Proper insurance, worker-safety procedures, and access credentials

• Coordination with your QEWI

• Clear documentation of change orders and concealed conditions

• Evidence of required permits and, where applicable, Landmarks Preservation Commission coordination

• A written schedule that addresses inspection, repair, closeout, and amended filing

At J&L Construction & Restoration, our work includes commercial masonry, facade restoration, parapet wall rebuilding, waterproofing, roofing, and historical building restoration. Our masonry work demonstrates the importance of matching repairs to the existing structure, while our roofing work reflects how closely roof drainage and facade performance are connected.

Cost and Timeline: What Owners Should Plan For

There is no reliable one-size-fits-all FISP price. A small six-story building with good access and limited repairs is very different from a large pre-war property requiring suspended scaffolding, extensive repointing, lintel replacement, or landmark review.

Your budget may include:

• QEWI inspection and filing fees

• Rope access, suspended scaffold, or other access systems

• Sidewalk sheds, fencing, or pedestrian protection

• Probes, testing, and exploratory openings

• Masonry and terra cotta repairs

• Lintel, cornice, parapet, or coping work

• Waterproofing and sealant replacement

• DOB permits and possible LPC approvals

• Engineering, administration, and amended filing costs

The investigation may take days or several weeks, depending on the building and access requirements. Repairs can take weeks to months. Weather, tenant access, permit review, material lead times, and the number of elevations involved all affect the schedule.

My advice is to request a line-item proposal. If a bid only says “facade repairs. Allowance,” you do not yet have enough information to compare contractors fairly.

Missing the filing deadline can lead to civil penalties, unresolved violations, emergency protection costs, and pressure to perform work during the least convenient season. It can also complicate refinancing, a sale, insurance review, or tenant negotiations.

Your Cycle 10B Preparation Checklist

Use this checklist to get ahead of the filing:

• Confirm the building’s tax block and whether it ends in 0, 7, or 8.

• Verify the current FISP status and filing history.

• Locate the prior FISP report and identify any SWARMP items.

• Hire or confirm a qualified QEWI.

• Schedule access early, especially for rope access or suspended scaffold.

• Gather leak reports, repair records, permits, and previous photographs.

• Ask whether the building is landmarked or located in a historic district.

• Request a contractor proposal with separate inspection-support, repair, access, permit, and closeout costs.

• Reserve funds for possible Unsafe or SWARMP repairs.

• Track every QEWI completion date and DOB filing milestone.

• Confirm that the final report and any amended report are accepted in DOB NOW: Safety.

FISP Cycle 10B is a serious obligation, but it does not have to become a crisis. When you verify the deadline, engage the right QEWI, choose an experienced facade contractor, and budget for the complete process, you gain control over the project.

If your commercial property needs masonry, roofing, waterproofing, or facade restoration support, contact J&L Construction & Restoration. We can help you move from inspection findings to a clear, durable repair plan built around safety, communication, and long-term performance.