NYC Facade Repair: LL11/FISP Basics for Brownstone Owners

Local Law 11, now called FISP (Facade Inspection Safety Program), requires the exterior walls of every NYC building taller than six stories to be inspected by a Qualified Exterior Wall Inspector (QEWI) every five years. Buildings under six stories are exempt from the filing requirement — but the same physical failure modes still apply, and the same repairs are still needed to keep water out of the wall assembly.

What a facade inspection actually checks

• ·Brick and stone cracking, spalling, and displacement.
• ·Mortar joint deterioration — the #1 water intrusion path.
• ·Lintels and sills — rust jacking pushes masonry apart from inside.
• ·Parapet stability and coping stone attachment.
• ·Balcony, cornice, and decorative element anchoring.
• ·Sealant condition at windows, joints, and terminations.

Typical NYC facade repair scope

Brownstone owners most commonly need repointing (grinding out and replacing deteriorated mortar), lintel replacement (cutting out rusted steel lintels above windows and installing new galvanized ones), and localized brownstone patching using tinted repair mortar matched to the original stone.

Cost ranges for common facade work in NYC

• ·Repointing: $18–$32 per sq ft depending on access and mortar match.
• ·Lintel replacement: $1,800–$4,500 per opening.
• ·Brownstone patching: $75–$180 per sq ft.
• ·Full facade restoration (row house front): $60,000–$180,000+.
• ·Sidewalk shed / scaffolding: $800–$2,500 per month once required.

When to act — even if you're exempt from FISP

Vertical cracks stepping through mortar joints, rust stains bleeding from window heads, or a bulge in a parapet are not cosmetic — they are water paths and, at worst, falling-object hazards. NYC DOB can issue a facade violation on any building regardless of height once someone reports a hazardous condition.

Frequently asked questions