Preparing Your Local Law 11 Report Safety in Numbers

 Local Law 11 inspection is a requirement of the New York City Department of  Buildings that every owner of a building higher than six stories must retain an  architect or engineer to inspect their façades. Based on this inspection, a report must be filed documenting findings and making  recommendations of any required repairs in order to maintain a building’s exterior in a safe condition. As part of the investigation, the architect or  engineer must perform at least one scaffolding drop on a street façade, which may require the assistance of a contractor. This inspection and  report is required every five years; the next cycle (Cycle 7) starts in  February 2010.  

 Façade conditions are classified as “safe,” “unsafe,” or “safe with a repair and maintenance program (SWARMP).” Unsafe conditions require immediate notification to the Department of Buildings,  protection of the public and remedial action to stabilize it or correct it. Any  SWARMP condition from the previous cycle (Cycle 6) that was not corrected will  automatically be classified as unsafe with the filing of a new report. SWARMP  conditions require repair from one to five years depending on the architect’s or engineer’s recommendation.  

 Preparing for your Local Law 11 investigation will require the following:  

 1. If you have not performed your obligated repairs from the previous report,  contact a qualified architect or engineer to prepare the required drawings for  bidding and DOB submission. The DOB will require building permit information  associated with the repairs that were completed from the previous Local Law 11  report.  

 2. Read your previous Local Law 11 cycle report and look at the conditions to  assure their correction. If you can’t find the report, contact your expeditor to obtain a copy of it from the  building department. You should do this well in advance of the actual filing  date to allow sufficient time to correct the conditions. Many times cracked  glass, loose store awnings, and other simple, miscellaneous items are excluded  from the restoration contractor’s work because the building management has committed to its repair. Assuring  corrections have been made will save the embarrassments of the inspector  classifying it as “unsafe.”  


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  • Any chance it might be known if the Local law # 11 requirements have a similar framework or standards in the City of Yonkers? Looking at a facade project there, and am uncertain of the differences in the Yonkers DOB, etc. Thanks.