Industries
Property, facilities and building restoration
Your repair programme is not discretionary. A facade cycle, a parking structure inspection or a reserve study arrives on a schedule somebody else set, with a penalty attached to missing it.
Covered here
- Property management
- Facilities management
- Building renovation and restoration
What you need, that a generalist does not produce
- 01
A priority repair register priced item by item
Quantified from condition assessment photographs and reports when there are no dimensioned drawings to measure, which is the normal case on a restoration programme.
- 02
Estimates that map onto the compliance cycle
Structured so the work required now and the work deferred to the next cycle are separate numbers, because that is the decision the owner is actually making.
- 03
Capital reserve input a study can use
Replacement costs and quantities in a form the reserve study or the lender’s physical needs assessment can carry straight in.
The evidence
Every deadline on this page is set by law or by a lender, not by the building owner’s discretion. That is why this is recurring work rather than one off project work.
Facade inspection is a legal requirement in five major cities, on a fixed cycle, with real penalties attached. The table below is the current position from each city’s own ordinance as reported by the sources named.
Komplyos on NYC Local Law 11,Rimkus on the Boston ordinance,Hoffmann Architects on Philadelphia PM-315,Thornton Tomasetti on San Francisco
Parking structure inspection is mandated across New York State and separately inside New York City. Statewide, 19 NYCRR Part 1203 covers almost all parking structures on a 3 year cycle, with the report prepared by a licensed professional engineer and penalties including fines and permit suspension or revocation. In the city, Local Law 126 is phased by borough through 1 January 2028 and then runs on a 4 year cycle, inspected by a Qualified Parking Structure Inspector, with penalties of 1,000 dollars a month for late filing, 5,000 dollars a year for no filing, and 1,000 dollars a month for an uncorrected unsafe condition. No other state level parking garage mandate was found in this research, so this is not a nationwide requirement and we do not present it as one.
Capital reserve studies run on their own statutory clocks. Florida requires condominium and co-op buildings of 3 storeys and taller to complete a structural integrity reserve study every 10 years, and its separate milestone inspection statute requires inspection at building age 25 to 30 depending on coastal proximity, then every 10 years. California and Washington require reserve study updates every 3 years, Virginia every 3 to 5, Colorado requires a written reserve policy, and Nevada requires state permitted preparers.
PropFusion on Florida SIRS,HOAStart, reserve study requirements by state
On the lending side, Fannie Mae’s Multifamily Guide requires a physical needs assessment at loan origination, tied to required replacement reserve funding.
Facade inspection mandates, five cities
| City and ordinance | Trigger | Cycle | Penalty |
|---|---|---|---|
| New York City, Local Law 11 and FISP | Buildings over 6 storeys | 5 years | Civil penalties reaching tens of thousands of dollars, mandatory sidewalk sheds, stop work orders |
| Chicago | Buildings 80 ft and over | 4, 8 or 12 years by facade material, plus a 2 year visual check | Not sourced in this research |
| Boston | Buildings over 70 ft | 5 years | 300 dollars per day per violation |
| Philadelphia, PM-315 | 6 storeys and over, or appurtenances over 60 ft | 5 years, staggered by construction era | An unsafe rating triggers a 24 hour to 10 day emergency timeline |
| San Francisco | 5 storeys and over, and 15 storeys and over built after 1998 on an accelerated schedule | Set by construction date | Liens placed on the property |
Komplyos on NYC Local Law 11,Rimkus on the Boston ordinance,Hoffmann Architects on Philadelphia PM-315,Thornton Tomasetti on San Francisco
A project we have already delivered
Services that apply
Trades that apply
Send a set, or start with a scope check.
A written fee and a delivery date come back before anything is measured. The scope check is free and tells you whether the set is complete enough to price.