How to File an LL11 / FISP Report with the NYC Department of Buildings

Filing a facade inspection report under Local Law 11 / FISPis the final step in the inspection process — and the one most likely to cause delays if the report is incomplete, inconsistent, or formatted incorrectly. This guide walks through the full process from completed inspection to accepted filing.

Only a Qualified Exterior Wall Inspector (QEWI)— a licensed Professional Engineer or Registered Architect — can file a FISP report. Building owners hire the QEWI; the QEWI owns the filing.

What Goes Into a FISP Report

A complete FISP report includes the following components. The DOB will reject incomplete filings.

1. Building Identification

• BIN (Building Identification Number) — the seven-digit number assigned by the DOB.
• Block and Lot — the tax lot identifier.
• Street address and borough.
• Number of stories and approximate building height.
• Building use (residential, commercial, mixed).
• Facade materials for each elevation (brick, limestone, terra cotta, concrete, curtain wall, etc.).

2. Facade Elevations

The report must document all exterior walls. For a typical building, that means four elevations: north, south, east, and west. Buildings on corner lots, irregular lots, or with setbacks may have additional elevations. Each elevation is documented separately with its own set of observations.

3. Defect Inventory

Every observed condition is catalogued with:

• Defect type — spalling, cracking, efflorescence, corrosion, displaced elements, water damage, etc.
• Severity classification — Unsafe, SWARMP, or Maintenance.
• Location — elevation, floor, and approximate position on the facade.
• Description — narrative description of the condition.
• Recommended action — repair, monitor, or immediate intervention.

4. Photo Documentation

Each defect must be supported by photographic evidence. For a 20-story building, this typically means 150 to 300 individual frames captured via drone, swing stage, or ground-level photography. Photos should show:

• The defect at close range with sufficient resolution to identify the condition.
• Context — enough surrounding facade to locate the defect on the elevation.
• Reference markers or annotations identifying the defect and its severity.

GPS-tagged drone photography is increasingly standard because it allows automated mapping of each frame to a specific location on the facade.

5. QEWI Certification

The report must include the QEWI’s:

• Full name and professional license number (PE or RA).
• Professional stamp/seal.
• Signature and date.
• Certification statement attesting that the inspection was conducted in accordance with FISP requirements.

6. Prior Cycle Comparison

The DOB expects the report to reference the prior cycle’s findings where applicable. If a condition was classified as SWARMP in the prior cycle and has since been repaired, the current report should note that. If a condition was noted in the prior cycle and has worsened, that trajectory should be documented.

The Filing Process: Step by Step

1. Complete the inspection. The QEWI performs the close-up examination, documents all conditions, classifies each defect, and assembles the photo record.
2. Prepare the report. Compile the defect inventory, photo documentation, elevation diagrams, and certification into the required format. The report is typically a PDF with structured sections.
3. Log into DOB Now. The QEWI accesses DOB Now using their professional credentials. Navigate to the FISP module.
4. Enter building information. BIN, address, and building details. DOB Now may pre-populate some fields from its records.
5. Enter the overall facade status. The QEWI selects the overall condition for each elevation: Unsafe, SWARMP, or Maintenance. The overall status is the most severe condition found on that elevation.
6. Upload the report and supporting documents. Attach the full PDF report, photo documentation, and any supplementary materials.
7. Certify and submit. The QEWI digitally certifies the filing. Once submitted, the DOB assigns a filing number and the report enters the review queue.

Common Filing Mistakes

These are the issues that most commonly cause DOB rejections or requests for additional information:

• Incomplete photo documentation. Every defect referenced in the report needs a corresponding photo. If the defect inventory lists 47 conditions but only 30 have photos, the DOB will flag it.
• Inconsistent severity classifications.If the narrative describes a condition as “at risk of imminent detachment” but classifies it as SWARMP instead of Unsafe, the internal inconsistency will draw scrutiny.
• Missing elevations. All exterior walls must be inspected and documented. A report that covers three sides of a four-sided building is incomplete.
• Wrong BIN or address. Data entry errors in the building identification fields can cause the filing to be associated with the wrong building.
• Expired professional license.The QEWI’s PE or RA license must be current at the time of filing. An expired license invalidates the certification.
• No prior cycle reference. For buildings that were inspected in prior cycles, the DOB expects the report to acknowledge previous findings.

What the DOB Actually Checks

Not every filed report receives the same level of scrutiny, but the DOB’s review process generally examines:

• Completeness. Are all required sections present? Are all elevations covered? Does the photo count match the defect count?
• Internal consistency. Do the narrative descriptions match the severity classifications? Does the overall elevation status reflect the most severe condition?
• Unsafe conditions. Any Unsafe finding receives heightened review. The DOB confirms that emergency notification was made and that protective measures are in place.
• QEWI credentials.The filing professional’s license is verified as current and in good standing.
• Prior cycle comparison. For repeat filings, the DOB may compare current and prior reports to track facade condition over time.

Timeline: Inspection to Filed Report

For a single building, the typical timeline from inspection to accepted filing is:

The bottleneck for most QEWIs is the photo review and classification step. For a 200-frame building, that step alone can take most of a working week. Multiply by 30 or 50 buildings in a cycle, and the back-office work becomes the binding constraint.

Filing Deadlines

FISP reports must be filed within your building’s sub-cycle window. Late filings result in DOB violations and potential fines. If you are approaching your deadline and have not yet engaged a QEWI, start immediately — the inspection itself takes a day, but the report preparation and filing take longer.