2026 Local Law 11 Update - The Get Sheds Down Plan

The Get Sheds Down plan was signed into law in April 2025 and went into effect in January 2026. It made a number of significant changes with the goal to get sheds down (go figure), including:

  • Penalties for failing to make timely repairs. Once a shed goes up, owners face penalties of $5,000 to $20,000 for missing repair milestones including filing construction documents within 5 months and completing repairs within 2 years.
  • Permits for sheds will only be issued for 90 days at a time instead of a year. Owners must demonstrate that work is underway in order to have the permits renewed. If work is not underway, monthly penalties of $10 to $200 per foot of shed will be charged.
  • Most importantly, less frequent inspections. Inspection cycles will now be every 6-12 years instead of every five and new buildings won't need to be inspected until their 8th year.

What is the NYC Facade Inspection Safety Program?

The Facade Inspection Safety Program (FISP) requires owners of buildings higher than six stories to inspect their exterior walls and appurtenances every 6-12 years. They must also file a technical building facade report with the New York City Department of Buildings. Almost 17,000 buildings are required to comply so it has a significant impact on the city.

The program has been refined over the years to ensure maximum safety – starting with Local Law 10, then Local Law 11, FISP and now the Get Sheds Down plan (Local Laws 47–51). The overarching goal is simple - to make sure nothing falls off or out of a building’s facade, endangering people below. The need for such programs became evident in the 80s and 90s after a series of unfortunate events where pieces of buildings became dislodged and struck people walking below.

While today’s program is technically FISP, most people still call it Local Law 11 so that is what we will use in this post.

What is Local Law 10?

In May of 1979, a college student at Barnard College was killed when a piece of terra cotta fell from the 8th floor of a building on West 115th Street. In response, the mayor at the time, Ed Koch, took less than a year to sign Local Law 10. Much like today, Local Law 10 required all buildings over six stories to have their facades inspected at least every five years. There were some important differences though.

Initially, inspectors only had to evaluate a building facade that faced the street - not the entire building. They also did not have to inspect any building that was set back at least twenty five feet from the street. Perhaps most surprisingly, inspectors did not even need to get up close to do the inspection - simply looking at the facade from the street was satisfactory.

This limited review led to additional incidents in December 1997. Almost one after another, three pieces of building material fell to the sidewalk. Thankfully, nobody was injured in these incidents. All of these buildings had been inspected subject to Local Law 10 so clearly, changes needed to be made. 

How is Local Law 11 different from Local Law 10?

Local Law 11 buttoned up Local Law 10 and made the review process more thorough. In March 1998 (three months after the incidents above), Mayor Rudolph Giuliani signed Local Law 11 with the goal to make sure all facades were safe.

No longer were only street-facing facades subject to inspections. Now any wall that was more than one foot away from another wall needed to be inspected. Reports also needed to be submitted to the Department of Buildings via a standardized form to make reviewing thousands of reports each year easier. Squinting from the street was also no longer acceptable. With Local Law 11, inspectors needed to conduct an up close examination of any street facing facade, which usually involves scaffolding. In addition to greatly increasing the rigor of inspections, pedestrians often find the ubiquitous scaffolding a welcome respite from sudden rainstorms!

What are appurtenances?

In addition to inspecting the facades of buildings, all appurtenances must be inspected. An appurtenance is basically anything attached to the facade such as balconies, railings and fire escapes. The 2013 death of a woman whose balcony railing gave way prompted the addition of balconies and railings to FISP. 

What happens during a Local Law 11 inspection?

Inspections are conducted by a Qualified Exterior Wall Inspector or QEWI. In order to be eligible for QEWI status, the inspector must be either an architect or engineer. Specifically, the inspection must be carried out by a New York State Registered Architect or New York State licensed Professional Engineer with at least one year of experience.

The inspector will conduct a critical examination of the appropriate sides of the building. They will look for loose bricks, cracks, bulging masonry and any other signs that the facade may be deteriorating. A thorough inspection will also utilize various tools to determine if there could be unseen issues under the surface.

Who files the inspection report and when are the filing cycle windows?

Once the inspection is complete, the QEWI files a report with the Department of Buildings via its system DOB NOW: Safety. The report must be filed within 60 days of final inspection. Often after the inspection is filed by the QEWI, the Department of Buildings will send its own inspector to take a look at the exterior and see if there were any obvious oversights.

New York City has “cycles” of Local Law 11. A new cycle starts every 6-12 years within which buildings are separated into three sub-cycles that dictate when their facades must be inspected. A building’s sub-cycle is determined by the last digit of its block number. Each sub-cycle has a two year window to conduct its inspection in order to give buildings flexibility and avoid unserviceable spikes of demand for QEWIs.

New developments get a pass for eight years after being granted a Temporary Certificate of Occupancy. After that eight year period, it must comply with the next scheduled cycle.

What happens when a violation is found?

Once the inspection is complete, there are three designations to choose from - “Safe,” “Unsafe” or “Safe with a Repair and Maintenance Program” (SWARMP).

For buildings classified as Safe, no work needs to be done. Unsafe buildings have a problem that needs to be addressed immediately. Typically measures must be taken within 30 days but if extra time is needed, the building can file for an extension of 90 days. SWARMP buildings present no immediate danger to pedestrians but items did come up that could and should be addressed in the near future.

What are Local Law 11 carryover conditions?

In prior cycles, buildings could carryover conditions that would land it a SWARMP designation today. In other words, they could keep saying they were going to fix them but never actually do anything. That's no longer tolerated. If repairs were skipped, the Department of Buildings will designate a building Unsafe so it's very important to make sure any issues in a previous SWARMP rating are actually fixed.

As a NYC homeowner, how does Local Law 11 affect me?

If you live in a building of six or fewer stories, you won’t have to deal with Local Law 11. It still only applies to buildings over six stories.

Residents of larger buildings should be aware of the inspections that will occur every 6-12 years. The most visible and impactful part of the inspection is the scaffolding and it can be there for a while. Just the installation and removal of the scaffolding can be disruptive and if you live on a low floor, it may block light into your apartment.

Local Law 11 inspections are also expensive. You won't see a line item for Local Law 11 but it's baked into your monthly common charges or maintenance. Obviously, costs vary widely depending on the size of the building, type of building materials and many other factors but according to Robert Grant at Midboro Management, Inc., each Local Law 11 inspection will cost a few hundred thousand dollars to more than one million. To add insult to injury, there’s even a $265 filing fee charged by the city and penalties rack up quickly if a building fails to file. Even though these expenses only come up once every 6-12 years, it’s still a lot of money.

Putting some very rough numbers to that, if a building has 200 units and its inspection costs $500,000, each owner would be paying about $400/year to comply with Local Law 11. Keep in mind this is just for the inspection. If any issues are found, the cost to fix them would be incremental.

How does Local Law 11 affect NYC home buyers?

You'll hear about Local Law 11 a lot when shopping for apartments. It's often the reason for the scaffolding outside or a current or future assessment. 

If you’re considering an apartment affected by Local Law 11, a good idea is to look at the unit's previous listings where you may find unobstructed photos. If you’re not sure how to do this, your agent should be able to help you out. That simple step and a little imagination can result in a great deal!