Why Are Green Awnings and Scaffolding Everywhere in NYC?
If you’ve ever walked around New York City, you’ve probably noticed the ubiquitous green awnings and scaffolding lining buildings. They’re so common they’ve almost become part of the city’s identity. But have you ever wondered what these structures are for and how they might affect you?
These buildings are part of New York City’s Façade Safety and Inspection Program (FISP), a crucial system designed to ensure the safety of pedestrians and the structural integrity of buildings.
The Importance of Façade Safety in NYC
Under the Façade Safety and Inspection Program (FISP), owners of properties taller than six stories are required to have their exterior walls and appurtenances inspected every five years. A detailed technical façade report must be filed with the Department of Buildings (DOB) to certify the building’s condition.
Recent updates to the Façade Rule, including revisions on November 11, 2021, emphasize timely repairs. Property owners must address unsafe conditions within 90 days of filing a report and submit an amended report within two weeks after repairs are completed.
The program exists for one reason: safety.
To highlight just how critical façade safety is, consider the heartbreaking story recounted in the memoir Once More We Saw Stars by Jayson Greene. In 2015, two-year-old Greta Greene was struck by a brick that fell from a windowsill while sitting on a park bench with her grandmother on Manhattan’s Upper West Side. The tragedy underscores why FISP is more than just bureaucratic red tape—it's a matter of life and death.
How FISP Compliance Works
All façade compliance filings must be submitted through the DOB NOW: Safety system. The platform enables property owners and Qualified Exterior Wall Inspectors (QEWI) to:
Submit compliance filings and report unsafe conditions.
Track filing status and milestones.
Upload required documentation.
Buildings are inspected and classified into three categories:
Safe: No immediate repairs are needed, and the building will remain safe for the next five years.
Safe with a Repair and Maintenance Program (SWARMP): Repairs are needed within the next five years to prevent deterioration into an unsafe condition.
Unsafe: Immediate repairs are required as the condition poses a hazard to people or property.
For buildings classified as unsafe, immediate public protections like sidewalk sheds or fencing must be installed.
How FISP Affects You as a Homebuyer or Homeowner
1. Impact on Homebuyer Financing
When purchasing a co-op or condo, the building’s façade classification significantly influences financing options:
Safe: Lenders are generally unbothered by this classification, provided the building’s financials, insurance, and other factors are in good order.
SWARMP: Similarly, SWARMP classifications typically do not hinder financing, as long as the building’s overall health is satisfactory.
Unsafe: This is a dealbreaker for most lenders. Since the Surfside Tower collapse in 2021, lenders have become exceedingly cautious about financing buildings with any safety concerns.
(For more information on the Surfside collapse, click here).
2. Impact on Monthly Costs
Façade repairs and scaffolding come with hefty price tags. These costs are often financed through the building’s financial reserves or levied as assessments on property owners:
Lump Sum Assessment: Paid by the seller during the sale process.
Monthly Assessment: Passed on to the new buyer, potentially impacting your debt-to-income ratio and overall monthly costs.
When considering a property, always ask about current or pending assessments related to façade repairs. Your lender will examine these details to ensure the building’s financial health and its impact on your ability to manage costs.
Conclusion
The green awnings and scaffolding you see around NYC may seem like an inconvenience, but they serve a vital purpose in keeping the city safe. For homebuyers and homeowners, understanding the Façade Safety and Inspection Program is crucial—not just for your peace of mind but also for navigating financing and ongoing costs.
If you’re considering purchasing a property in NYC, make sure to discuss façade classifications and assessments with your real estate agent or mortgage broker. The more informed you are, the smoother the process will be.