Local Law 11 Facade Repairs & Historic Restoration Experts in NYC

In New York City, any building taller than six stories must have its exterior facades inspected and certified at least every five years. Local Law 11 (part of the Facade Inspection & Safety Program, or FISP) enforces these inspections and any necessary repairs to protect public safety. This means building owners and co-op boards must proactively watch for deteriorating bricks, loose stone, or failing stucco before these hazards threaten pedestrians or property. At Liberty General Contracting Inc., we specialize in Local Law 11 facade repairs, historic facade restoration, and full DOB/FISP compliance across all five boroughs. Our goal is to help property owners keep their buildings safe, compliant, and architecturally beautiful.

What is Local Law 11?

• Threshold: Applies to any NYC building taller than six stories. Owners must have the exterior walls and appurtenances examined at least once every five years.
• Qualified Inspection: Every five years the facade must be examined by a Qualified Exterior Wall Inspector (QEWI) – a licensed professional engineer or architect approved by the DOB.
• Classifications: After inspection the facade is rated Safe, Safe with a Repair & Maintenance Program (SWARMP), or Unsafe. Safe means no immediate repairs are needed, SWARMP means issues must be addressed within the next cycle, and Unsafe means there are hazardous conditions.
• Immediate Repairs: Any Unsafe condition (such as loose bricks, crumbling mortar, or unstable coping) must be corrected promptly. The DOB requires immediate protective measures (sidewalk sheds, fences, etc.) until repairs are made.
• Enforcement: Failure to comply can trigger Environmental Control Board violations and hefty penalties. For example, the city levies $1,000 in fines for each month a required report or repair is overdue.

Staying on top of Local Law 11 requirements isn’t just about avoiding fines — it’s about preventing accidents and preserving your building’s value. Our team at Liberty GC helps owners navigate the inspection process, implement repairs efficiently, and clear any DOB violations.

Case Study: Historic Brownstone Restoration in Brooklyn

A century-old Brooklyn brownstone (landmarked by LPC) recently failed its Local Law 11 inspection due to several critical facade issues. The QEWI identified:

• Severe mortar deterioration and gaps between brick units.
• Loose stones at the parapet wall (roof edge).
• Cracking and delaminating stucco on the rear facade.

To remediate these hazards, Liberty GC took the following actions:

• Installed a protective sidewalk shed: We immediately built a sidewalk bridge over the public sidewalk to shield pedestrians from any falling debris.
• Repointed brick with lime mortar: All deteriorated joints were raked out and repointed by hand using a soft, lime-based mortar that matches the original color. (This breathable mortar prevents moisture-trapping damage.)
• Rebuilt the parapet wall: We reconstructed the loose parapet and reset the coping stones in place with new masonry units. This restored the roofline’s stability without altering the historic profile.
• Repaired stucco with traditional plaster: Cracked and failing stucco was removed and replaced using a lime-based plaster (instead of modern cement stucco). This preserved the brownstone’s rear facade character and ensures the stucco can expand and contract like the original finish.
• Applied waterproof coating: Finally, we applied a siloxane breathable water-repellent coating to the masonry. This invisible treatment helps repel rain while still allowing the brick to breathe, extending the repairs’ longevity.

As a result of these targeted repairs, the building passed the DOB re-inspection and the facade violation was cleared. The co-op board was thrilled to preserve the brownstone’s historic appearance while meeting all Local Law 11 requirements.

Our Historic Facade Restoration Services

We understand that landmarked and vintage buildings demand special care. Our restoration team uses period-appropriate methods and materials to maintain authenticity. Key services include

• Brick pointing & replacement (NYC): Hand-tooled repointing with lime-based mortar matched in color and composition. This preserves historic brickwork and prevents moisture damage.
• Brownstone patching & restoration: Using specially formulated brownstone repair mixes and color-matching techniques, we fill chips and cracks so that repairs blend seamlessly with original masonry.
• Stucco and EIFS repair NYC: We repair or replace exterior plaster and EIFS finishes using traditional lime stucco or synthetic systems as required by the building’s era and landmarks guidelines.
• Parapet wall repair NYC: Our masons carefully dismantle and rebuild unstable parapets or coping without altering the original design. We tie in new bricks or stone to restore the roofline’s structural integrity.
• Metal restoration: We repair and restore cast-iron cornices, lintels, window hoods, railings, and fire escapes. All metal work is cleaned, reinforced as needed, and coated with rust-inhibiting paint for lasting protection.

Each project is executed with respect for the building’s architectural legacy. We also navigate Landmarks Preservation Commission (LPC) requirements, ensuring all work is approved and complies with historic preservation standards.

Top 5 Reasons to Choose Liberty General Contracting

1. Proven Facade Repair Expertise: Our team has restored facades across NYC – from modern high-rises to century-old brownstones. We handle brick pointing NYC, parapet wall repair NYC, stucco repair NYC, and comprehensive waterproofing projects of all scales.
2. Full DOB & FISP Compliance: We manage every detail of the project, from securing DOB permits and coordinating scaffolding to installing required sidewalk sheds. Our staff is well-versed in Local Law 11 cycle deadlines and filing requirements, so your building stays compliant throughout the process.
3. Fast & Reliable Service: When an inspection finds Unsafe conditions, timing is critical. Liberty GC mobilizes quickly to start emergency repairs and protect public safety. This responsiveness helps owners avoid costly monthly fines or ECB violations (which can reach $1,000 per month for late compliance).
4. Historic Restoration Specialists: We have deep experience with NYC’s landmarked buildings. Our craftsmen know LPC protocols and use preservation best practices. We restore historic details accurately, ensuring that repairs maintain the original character of brownstones, row houses, and ornate corniced facades.
5. Trusted by Co-op Boards & Managers: We build lasting relationships on clear communication and professionalism. From initial assessment to final inspection, we keep tenants informed and ensure safety protocols (like sidewalk protection) are in place. Our projects consistently finish on schedule and within budget, making us a reliable partner for property owners.

By combining technical skill with dependable service, Liberty GC has earned the trust of co-op boards and property managers throughout NYC.

Why Local Law 11 Repairs Matter

Ignoring or delaying facade maintenance can have serious consequences:

• Costly Fines: The city enforces stiff penalties for non-compliance. Per the DOB, owners owe $1,000 for each month an inspection report or repair is overdue. Additionally, there are continuing fines of $1,000 per month until unsafe conditions are fixed. These fines add up quickly, so prompt action saves money in the long run.
• Emergency Orders: If inspectors deem a facade hazardous, the DOB can issue emergency repair orders or require immediate measures (like erecting scaffolds) to protect the public. The costs for these emergency measures and permits can be substantial if deferred.
• Legal Liability: Failing to correct unsafe facades puts people at risk. Under city law, building owners can be held legally responsible for injuries or damage caused by falling materials. Partnering with experienced facade contractors in NYC is the best way to mitigate liability and keep everyone safe.

In short, proactive facade repair protects your building and avoids headaches. Liberty GC helps owners meet all Local Law 11 mandates so they can focus on managing their property rather than worrying about violations.

Frequently Asked Questions About Local Law 11 NYC

Property owners often have many questions about Local Law 11 NYC and facade repairs. Here are some of the most common ones answered for you:

Final Thoughts

Whether you own a sleek Manhattan apartment tower or a vintage Brooklyn brownstone, Local Law 11 compliance is mandatory and non-negotiable. Liberty General Contracting Inc. provides the expertise and resources to handle your facade inspection outcomes with confidence. From emergency repairs and brick pointing to historic brownstone restoration and waterproofing, we deliver solutions that satisfy both code and preservation.