Local Law 11 Penalties and Violations

The DOB enforces Local Law 11 / FISP through ECB violations, fines, and mandatory protective measures. This page covers what triggers a violation, what it costs, and how to resolve it.

What Triggers a Violation

FISP violations fall into two categories:

Failure to file

If a building’s sub-cycle deadline passes without a FISP report on file, the DOB issues a violation. This is the most common FISP violation and the most preventable.

Failure to remediate

If a filed report identifies Unsafe conditionsand the building owner does not complete the required emergency repairs within the DOB’s timeline, the DOB issues additional violations.

Penalty Structure

FISP violations are processed through the Environmental Control Board (ECB). Penalties vary by violation type and can include:

• Per-violation fines. The ECB sets a base penalty for the violation, plus additional amounts that accrue over time if the condition is not cured.
• Per-day penalties. For ongoing violations (e.g., failure to file), penalties can accumulate daily until the violation is resolved.
• Aggravated penalties for repeat violations or willful non-compliance.

Specific dollar amounts for FISP penalties are set by the ECB and can change. Check the DOB penalty schedule for current amounts. Do not rely on numbers published in secondary sources — including this page — without verifying against the official schedule.

Sidewalk Shed Requirements

The most expensive consequence of a FISP violation is often not the fine itself but the sidewalk shed. The DOB can require a protective shed when:

• A building has an Unsafe facade classification and repairs are not yet complete.
• A building has no FISP filing on record (the DOB treats the facade as potentially unsafe).
• An incident (fallen material) triggers an emergency order.

What a shed costs

Sidewalk shed costs depend on the building’s street frontage, the number of elevations that need protection, and the contractor. Typical costs include:

• Installation: Several thousand dollars, depending on frontage length.
• Monthly rental: Ongoing monthly cost for as long as the shed remains.
• DOB permits: Permit fees for the shed itself.
• Removal: Additional cost when the shed is no longer required.

For a building with 100 feet of frontage, the total cost of maintaining a sidewalk shed for a year can easily exceed the cost of the inspection that would have prevented it.

How to Resolve a FISP Violation

1. File the missing report. Engage a QEWI, complete the inspection, and file the report through DOB Now.
2. Complete any required repairs.If the report identifies Unsafe conditions, complete the emergency repairs within the DOB’s specified timeline.
3. Request a hearing or pay the penalty. ECB violations can be contested at a hearing or resolved by paying the penalty. If you contest, bring documentation showing the report has been filed and any repairs completed.
4. Obtain a Certificate of Correction (if applicable) from the DOB confirming that the violation has been cured.

For details on late filing specifically, see What to Do If You’re Late.

Violations Are Public Record

All DOB violations, including FISP violations, appear on the building’s public record in the DOB’s Building Information System (BIS). This record is checked by:

• Prospective buyers and their attorneys during due diligence.
• Lenders underwriting mortgages or refinancing.
• Insurance companies assessing risk.
• Tenants, co-op shareholders, and condo unit owners.

An open FISP violation signals deferred maintenance and potential safety concerns. It can affect property value, financing terms, and insurance premiums.

Prevention

The most reliable way to avoid FISP penalties is to file on time. Engage a QEWI at least six months before your sub-cycle deadline. The physical inspection takes a day; the report preparation and filing take weeks. Build in margin for DOB questions and revision requests.