What is a FISP / LL11 violation?
A violation issued for failure to file a Façade Inspection & Safety Program (FISP) report for a building more than six stories tall, or for failing to address Unsafe or SWARMP conditions identified in a filed report.
Authority: Department of Buildings (DOB)
Severity: Immediately Hazardous
Citation: NYC Administrative Code § 28-302; 1 RCNY § 103-04
Local Law: Local Law 11 of 1998 (successor to Local Law 10 of 1980)
Who gets this violation?
Any building more than six stories that fails to file its FISP report by the sub-cycle deadline, or that fails to correct Unsafe conditions.
Common causes
- Missing or late FISP filing (every 5 years)
- Unsafe conditions reported but not remediated
- SWARMP conditions not addressed before the next cycle
- Failure to install/maintain sidewalk shed when required
- QEWI inspection performed but report never filed
Consequences of ignoring it
- $1,000 per month for failure to file — up to $5,000/month for continuing violations
- $1,000/year penalty for unaddressed SWARMP conditions
- Liability for any public injury from façade failure
- Mandatory sidewalk shed installation at owner expense
- Potential vacate order for immediately hazardous façade conditions
How to resolve
- Retain a licensed QEWI (Qualified Exterior Wall Inspector)
- Schedule physical exterior inspection (scaffold drop, rope access, or aerial)
- File FISP report via DOB NOW before the sub-cycle deadline
- Install sidewalk shed if Unsafe condition exists
- Complete remediation and obtain amended QEWI certification as Safe
Typical cost
$15,000 – $250,000+ (inspection + scaffold + remediation)
This range includes filing penalties, remediation/repair work, and related legal or consulting fees. Actual cost varies with severity, timing, and responsiveness — resolving within mandated cure windows is always cheaper than allowing fines to compound.
Frequently Asked Questions
Can I check if my building has a FISP / LL11 violation?
Yes. Search any NYC address on RegWatch to see current DOB violations on the property, including their class, issue date, status, and any associated fines. This covers both DOB and HPD violation systems and is sourced directly from the authoritative agency records.
How long do I have to correct a FISP / LL11 violation?
Correction windows vary by severity. Immediately hazardous violations typically require correction within 24 hours to 21 days depending on the specific condition. Check your specific Notice of Violation for the exact deadline.
Does a FISP / LL11 violation become a lien on my property?
Unpaid penalties associated with FISP / LL11 violations become judgment liens on the property when they go unpaid for 90+ days (ECB liens) or through DOF collection. These liens appear on title searches and can block refinance or sale closings until satisfied.
What's the difference between a FISP / LL11 violation and a Notice of Violation (NOV)?
A Notice of Violation (NOV) is the initial citation issued by the agency inspector. The FISP / LL11 classification refers to the severity tier assigned to the NOV. Once issued, the NOV creates both a DOB/HPD violation record and an ECB/OATH summons that carries the imposed penalty.
Where can I file a certification of correction?
For DOB violations, file via DOB NOW. For HPD violations, file via HPD Online with photo evidence of the correction. For ECB/OATH summonses, you must attend a hearing or pay the penalty — correction alone does not dismiss an ECB fine.
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