FISP Cycle 10 Deadlines for NYC Building Owners (10A Due Feb 21, 2027)

Which sub-cycle your building is in, what the report ratings mean, what late filing costs, and how to line up repairs before the deadline.

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Construction Guides · Updated October 12, 2026 · By Tower Builder Group LLC, Bellerose, Queens

Short answer: If your NYC building is taller than six stories and its tax block number ends in 4, 5, 6 or 9, it is in FISP sub-cycle 10A, and its Cycle 10 facade inspection report is due to the Department of Buildings by February 21, 2027. Sub-cycle 10B (blocks ending 0, 7 or 8) is due February 21, 2028, and 10C (blocks ending 1, 2 or 3) is due February 21, 2029.

Who is covered by FISP (Local Law 11)?

The Facade Inspection & Safety Program, still widely called Local Law 11, applies to buildings in New York City that are greater than six stories. Under the DOB rule, a building of six stories with a cellar that is more than half above grade also counts. Covered buildings must have their exterior walls and appurtenances (things attached to the facade, like balconies, fire escapes and parapets) inspected once every five-year cycle, and the findings filed with DOB.

That covers most mid- and high-rise property types: rental apartment buildings, co-ops and condos, office and mixed-use buildings, hotels, schools, hospitals and houses of worship. The rule is about height, not use.

How to find your sub-cycle from your tax block number

Cycle 10 runs from February 21, 2025 to February 20, 2030 and is split into three sub-cycles. Your sub-cycle depends on the last digit of your building's tax block number (the "block" in its borough-block-lot, or BBL). The block number appears on your property tax bill and in DOB and Department of Finance property records.

FISP Cycle 10 sub-cycles
Sub-cycle	Block number ends in	Filing window	Report due
10A	4, 5, 6 or 9	Feb 21, 2025 to Feb 21, 2027	Feb 21, 2027
10B	0, 7 or 8	Feb 21, 2026 to Feb 21, 2028	Feb 21, 2028
10C	1, 2 or 3	Feb 21, 2027 to Feb 21, 2029	Feb 21, 2029

Example: a building on block 1234 ends in 4, so it is in 10A. A building on block 2207 ends in 7, so it is in 10B. DOB also notes that buildings in 10B or 10C with a "No Report Filed" status from an earlier cycle can file early once the outstanding penalties are paid.

SAFE, SWARMP and UNSAFE: what the report rating means

Every FISP report classifies the facade in one of three ways:

SAFE: no conditions found that need repair or are unsafe during the cycle.
SWARMP (Safe With A Repair and Maintenance Program): the facade is safe now, but conditions need repair or maintenance within a set time, from one to five years. The same condition cannot be reported as SWARMP twice in a row; if it isn't fixed, it becomes UNSAFE in the next report.
UNSAFE: a condition is a danger to people or property. The owner must install public protection (such as a sidewalk shed) immediately, the condition is reported to DOB, and repairs are required within 90 days of filing. Extensions can be requested through DOB's FISP extension forms.

After unsafe conditions are corrected, the QEWI files an amended report to show the building is SAFE.

FISP penalties and fees

Main FISP penalties (per DOB)
Violation	Penalty
Late filing of the report	$1,000 per month late
Failure to file	$5,000 per year
Failure to correct an UNSAFE condition	$1,000 per month in the first year; in years 2 to 5, $10, $20, $30, then $40 per linear foot of sidewalk shed per month
Failure to correct a SWARMP condition	$2,000

DOB filing fees are $425 for an initial or amended report and $305 for an extension request.

Sidewalk shed rules: Local Laws 48 and 51 of 2025

In 2025 the City changed how long sheds can stay up in front of buildings:

Local Law 48 of 2025: sidewalk shed permits last 90 days and can't be renewed until outstanding penalties are paid. A registered design professional's report is required at each renewal. Starting with the second renewal, if no work is in progress, the owner pays a monthly penalty per linear foot of shed: $10 (shed up under 3 years), $100 (3 to 4 years) or $200 (over 4 years), capped at $6,000 a month. Sheds for one- and two-family homes and for new building or demolition work are exempt.
Local Law 51 of 2025: for FISP buildings with a shed first permitted on or after the law took effect, owners face penalties of $5,000 to $20,000 each if they miss deadlines for filing construction documents (5 months), getting the repair permit (8 months) or completing the work (2 years). Extensions are possible.
DOB adopted rules implementing the shed penalties, waivers and extensions, effective August 13, 2026.

The practical lesson: a shed is no longer a cheap place to park an UNSAFE condition. Plan the repair at the same time as the inspection.

What the QEWI does vs. what a repair contractor does

Your QEWI (engineer or architect)

A New York State professional engineer (PE) or registered architect (RA) with the experience DOB requires
Inspects the facade and its appurtenances
Classifies conditions as SAFE, SWARMP or UNSAFE
Signs and files the FISP report and any amended report with DOB

A repair contractor (like Tower Builder Group)

Prices and performs the repairs the report calls for: brick pointing, parapets, lintels, sills, cornices and masonry
Works from the QEWI's findings and coordinates with them
Handles sidewalk shed coordination during the repair work
Gets the facade to the point where your QEWI can file it as SAFE

Tower Builder Group LLC is a repair contractor. We are not a QEWI and we don't inspect or file FISP reports. Only your QEWI can do that.

Timeline and checklist for getting ahead of the 10A deadline

Now: confirm your block number and sub-cycle, and check for open DOB/ECB violations and your last FISP report rating.
Now to early winter: hire a QEWI if you haven't. Ask for the inspection schedule and any access the inspection will need.
As soon as findings arrive: get written repair quotes for any SWARMP or UNSAFE items, so repairs can follow the inspection without delay.
If anything is UNSAFE: install public protection immediately and plan repairs within 90 days. Track the Local Law 48 and 51 shed deadlines.
Before February 21, 2027: your QEWI files the report. Filing late costs $1,000 per month.
After repairs: your QEWI files an amended report showing the facade is SAFE. Keep the repair records.

Frequently Asked Questions

When is the FISP Cycle 10A deadline?

Reports for sub-cycle 10A buildings (tax block number ending in 4, 5, 6 or 9) are due by February 21, 2027. The 10A filing window opened February 21, 2025.

How do I know if my building is in 10A, 10B or 10C?

Look at the last digit of your building's tax block number. 4, 5, 6 or 9 is 10A (due Feb 21, 2027); 0, 7 or 8 is 10B (due Feb 21, 2028); 1, 2 or 3 is 10C (due Feb 21, 2029).

Does Local Law 11 apply to my building?

It applies to NYC buildings greater than six stories, including a six-story building with a cellar more than half above grade. Building use doesn't matter.

What is the penalty for filing a FISP report late?

DOB charges $1,000 per month for late filing and $5,000 per year for failure to file. Failure to correct an UNSAFE condition carries separate monthly penalties.

What is a SWARMP condition?

SWARMP means Safe With A Repair and Maintenance Program: the facade is safe now but needs repairs within a set period of one to five years. An uncorrected SWARMP condition can't be reported as SWARMP again and becomes UNSAFE.

Can Tower Builder Group file my FISP report?

No. Only a QEWI (a qualified professional engineer or registered architect) can inspect and file FISP reports. Tower Builder Group is a repair contractor: we do the facade repairs your QEWI's report calls for and coordinate with your QEWI.

How long can a sidewalk shed stay up?

Under Local Law 48 of 2025, shed permits last 90 days per renewal, and from the second renewal on, owners pay monthly per-foot penalties if no work is in progress, up to $6,000 a month. Local Law 51 adds repair deadlines for FISP buildings with new sheds.

Sources

Checked against official City of New York sources in October 2026. Rules change, so confirm current requirements with the agency before you act. This guide is general information, not legal or engineering advice.