FISP / LOCAL LAW 11 FACADE
& PARAPET REPAIRS, NYC
Findings often live at the roof edge — parapets, copings, lintels. Cycle 10 is open now.We self-perform the masonry, metal and roofing scopes that close out a FISP report and clear SWARMP conditions before they escalate
Trusted by property owners, developers, public agencies, and institutional clients throughout New York, New Jersey, and Connecticut.
Under the Facade Inspection & Safety Program (FISP, historically Local Law 11), buildings taller than six stories in New York City must have their facades inspected every five years by a Qualified Exterior Wall Inspector, with conditions classified as Safe, SWARMP (Safe With a Repair and Maintenance Program), or Unsafe. Unsafe conditions require immediate public protection and repairs on a strict timeline — and SWARMP items that go unrepaired become Unsafe in the next cycle.
A large share of FISP findings live where the facade meets the roof: deteriorated parapets, cracked copings, corroded lintels, failed caulking, and loose masonry. That intersection is exactly where L&M works. We self-perform the masonry, waterproofing, metal, and roofing scopes together — one contractor, one staging plan, one closed-out report.
WHY THE ROOF EDGE FAILS FIRST
Parapets take weather from both faces, anchor railings and equipment, and sit above the roofline where water, freeze-thaw cycling, and thermal movement concentrate. Copings crack, mortar joints wash out, steel lintels rust and jack the masonry above them. Because these conditions sit at the top of the wall, they are among the most commonly flagged — and most dangerous — items in facade inspection reports.
Repairing them properly usually means touching roofing, masonry, and metal in one operation: rebuilding the parapet, resetting or refabricating copings, tying the roof membrane and flashings back in, and restoring railings. Splitting that among three contractors multiplies staging costs and finger-pointing. We deliver it as one self-performed scope, coordinated with your QEWI engineer.
CYCLE 10 — WHERE YOUR BUILDING SITS
FISP applies to every NYC building taller than six stories, whatever the occupancy. The Department of Buildings assigns each building a sub-cycle by the last digit of its tax block number, and a QEWI must file a facade report inside that window.
Tax block ends in 4, 5, 6 or 9
Feb 21, 2025 – Feb 21, 2027
Closing. Roughly six months of filing window left.
Tax block ends in 0, 7 or 8
Feb 21, 2026 – Feb 21, 2028
Open now. Inspections underway.
Tax block ends in 1, 2 or 3
Feb 21, 2027 – Feb 21, 2029
Opens February 2027.
If the report says SWARMP
Safe With A Repair And Maintenance Program: no immediate hazard, but real defects with a clock on them. The work has to be done and signed off by a QEWI as part of the next cycle’s filing. Leave it, and the same condition is presumptively reclassified Unsafe next time — which turns a planned repair into a shed, an expedited scope and violations.
If the report says Unsafe
Protective measures go up immediately — sidewalk shed, netting — and they stay up, at monthly cost, until the repair is complete and a QEWI certifies the condition corrected. Shed rental is usually the expensive part of an Unsafe finding, so the fastest repair is also the cheapest one.
We are not your QEWI — a licensed engineer or registered architect files the report. We are the facade contractor that self-performs the masonry, parapet, coping, lintel and roof-edge work the report calls for, so conditions clear before they escalate.
FISP SCOPES WE SELF-PERFORM
Case Study: Edenwald Houses — Facade & Parapet at Campus Scale
At NYCHA's Edenwald Houses in the Bronx, L&M executed roofing, complete parapet reconstruction, and extensive facade restoration — brick repointing, lintels, metal copings, and railing systems — across 13 occupied residential buildings under one coordinated program. That is the FISP intersection at its largest scale: masonry, metal, waterproofing, and roofing delivered by one self-performing contractor while residents stayed home.
FISP / LL11 FAQS
Our FISP report flagged the parapets — what should we do first?
Have the conditions scoped for repair before they escalate: SWARMP items left unaddressed are typically classified Unsafe in the next cycle, which triggers immediate public protection requirements. We price directly from your QEWI's report and can phase the work with your capital plan. Call (914) 937-1030.
Do you work with our QEWI or engineer of record?
Yes — that is our standard workflow. We build the repair scope from the engineer's findings, coordinate details and sign-offs during the work, and support the documentation that closes the filing.
Can repairs get our sidewalk shed down faster?
Sheds come down when the unsafe conditions they protect against are corrected and signed off. Because we self-perform the masonry, metal, and roofing scopes together, the repair sequence is compressed — which is usually the fastest path to removing protection.
Are you MBE certified for public and prevailing-wage work?
Yes — L&M is a certified Minority-Owned Business Enterprise (MBE) with both New York City and New York State, and we regularly perform prevailing-wage public work.
Close Out Your FISP Findings
MBE Certified · Self-Performed · Serving NYC Since 1970