The first annual parapet inspection report must be completed by December 31st, 2024
New York City has enacted a new life safety rule requiring annual inspection of parapets. It is important for all building owners to be aware of the requirements and schedule your parapet inspection. Beginning on January 1st, 2024, annual parapet inspections are required for all New York City buildings with parapets fronting the public right-of-way, with some exemptions. The first annual parapet inspection report must be completed by December 31st, 2024. The building’s owner must keep a copy of each report for at least six years and make it available to the NYC Department of Buildings (DOB) upon request.
Parapets are parts of walls that extend above the building’s roof line. Due to their exposure to the elements, parapets can deteriorate over time, and can create hazardous conditions to passersby. Parapets are to be included in the inspection even when they are party walls shared between adjacent properties. Parapets above balconies do not need to be inspected, as they are not above the roof line. Decorative elements such as cornices only need to be inspected if they are attached to a parapet.
The “public right-of-way” is anywhere that a member of the public can walk freely, including on private property. An exterior wall fronts the public right-of-way if it can be approached by members of the public. If a building’s parapet fronts the public right-of-way, the entire parapet must be inspected, including at walls that do not front a public right-of-way.
The qualified inspector will look for three main conditions:
The qualified inspector will submit a written report to the owner including a detailed description and photographs of the conditions observed. The findings must be classified as safe, unsafe, or safe with a repair or maintenance plan (SWARMP).
All unsafe conditions must be remedied within ninety days. There are no extensions to this rule. The inspector must notify the Department of Buildings (DOB) immediately by calling 311 and emailing parapets@buildings.nyc.gov. The owner must install public protection such as sidewalk sheds, safety nettings, or fencing. The public protection must remain in place until the unsafe condition is completely remedied. If the building is subject to FISP, an unsafe notification (FISP3) must be filed with the DOB. While some conditions might not be inherently dangerous, they may require a repair or maintenance plan and will still need to be reported as “SWARMP”. There is no time limit to remedy these conditions and the qualified inspector does not need to notify the DOB. Instead, the qualified inspector must include a plan for repair or maintenance in the report, with status updates in each following report.
The new parapet inspection rule is not directly related to the Façade Inspection & Safety Program (FISP). Parapet inspections must be conducted annually, while FISP reports occur every five years on a cyclical basis. If a building has filed a FISP report that fulfils all of the parapet inspection criteria, a separate inspection is not required that year.
At Henson, we take pride in our expertise when it comes to inspecting buildings and preparing maintenance plans. If you have any questions or would like to schedule your next parapet inspection, contact us at (212) 995-2464 or info@hensonarchitect.com
