NYC Local Law 11
Inspections in New York City
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New York City Local Law 11
STOPPING THE SKY FROM FALLING - LOCAL
LAW 11
By NY Post
As Published in the July 30th, 1999 Edition of the New York Post
Local Law 11 requires all facades of buildings to be inspected for soundness, with the exception of those walls that are less than 12 inches from an adjacent building. All buildings six stories or more fall under this regulation, even if only a portion of the building is greater than six-stories tall. The law dictates that exteriors must be inspected by a licensed engineer or architect using binoculars, and at least one scaffold "drop" on a street facade. The drop must go from the base of the building to the top.
The law requires an inspection and owner-certified report to be filed with the City once every five-year cycle. The last Local Law 10 cycle ended in 1997. In order to facilitate a swift adherence to the new law, the City has indicated that owners who file their Local Law 11 reports by March 2000 will not be required to file until the 2007 cycle, effectively a seven-year window.
What's the cost of an inspection? Assuming a six-story building with parapets that can support the weight of the rig, the initial cost ranges from $1,500 to $2,500, depending on the type of rig used. This cost is expected to rise as the demand for rigs, sidewalk sheds, and labor increases over time.
Ulster Professional Engineering will perform Local Law 11 inspections for $175 per hour...plus $500 per building facade side inspected - subject to approval.
The cost of the architect or engineer executing the physical inspection is $850 per drop and the printed report itself ranges from $1,500 to $2,000. Already at a cost ranging from $3,850 to $5,380, this cost could escalate if the professional performing the inspection deems that additional scaffold drops are required due to bad conditions. Consider that some of the rear facades of buildings have not been looked at for many years, if at all. Since the inspector is liable for his opinion, he may call for a second or even third drop to be sure about a facade. This would require the disassembly, movement, and reassembly of the rig - all on the union pay clock.
The increase in inspection costs is certain. There will be great demand for architects and engineers and prices for their services will rise. These professionals will be rushed and as a result, they will probably have less time to spend on their reports. With the pressure on, they are likely to become extremely cautious, probably covering themselves with reports that use a broad brush to describe problems. If you have ever had to hire an engineer to report on the conditions of a building, you know that it is an understatement when I say that they tend to err on the side of caution. For landlords, the real costs kick in when facade problems are identified.
There are three conditions indicated by an inspection report: "safe," "unsafe," and "safe requiring repair and maintenance." If the situation is "safe," your building is good until 2007. If the facade is "safe requiring repair and maintenance," the repairs must be executed before the next inspection, in this case, 2007. If the facade is "unsafe," the condition must be addressed immediately.
If there is an "unsafe" condition, the owner must immediately erect a "shed" or a protective sidewalk covering, and cure the problem within thirty days. The cost of the shed is about $125 per linear foot, per day, more if your building's on a corner. You have to hire an engineer to draw up repair specifications. Luckily, you can apply for an extension, but at minimum, you have to start the process of facilitating the required repair by installing the shed.
You may believe landlords should have been maintaining their facades as a point of property building operation. However, it's often hard to tell when a facade needs work. Most landlords are going to be shocked at the cost of repairs. The main culprit in this drama is the weather, specifically water seeping into cracks and the expansion and contraction attributable to freezing. Landlords that face facade problems should build this cost into their long-term, five year budgets.
Ulster Professional Engineering will perform Local Law 11 inspections for $175 per hour...plus $500 per building facade side inspected - subject to approval.
FOR THE COMPLETE LOCAL
LAW 11 TEXT |