NYC DOB rendering of the PAU Baseline Shed

ACM-BRF-1001
10.01.26
Rev B

Owner & manager briefing · October 2026

Your façade clock
and your sidewalk shed

What changed in 2025–26 for FISP inspection cycles and sidewalk sheds — what is law, what is only proposed, and what to do about it this quarter.

Joshua Neuman · CEO, Altius CMUpdated October 2026Marvelous Management LLC d/b/a Altius CM01 / 18

02Four numbers that matter

Two clocks changed: how often your façade is inspected, and how long a shed may stand idle.

Everything here is from the local laws, DOB rules and DOB notices themselves. Sources are on the last slide.

LL49 in effect

Oct 1

2026

Future FISP interval

6–12 yrs

Set by DOB rule; no rule proposed yet

Shed permit term

90 days

Manual renewal, with an engineer's report

Idle-shed penalty cap

$6,000

Per month, sheds 4+ years old

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM02 / 18

03FISP · the law

Local Law 49 of 2025 rewrites one sentence of the façade law.

Admin. Code §28-302.2, as amended. Passed March 26, 2025; signed April 17, 2025; in effect October 1, 2026.

Before	At least once in each five-year filing cycle; a new building's first exam in the fifth year.
Now (law)	At intervals set by rule of the Commissioner, “provided such periodic intervals are between 6 to 12 years.”
New buildings	First exam in the eighth year after the exterior wall goes up, as shown by the TCO or CO date “or as otherwise prescribed by rule.”
Who inspects	Unchanged: a QEWI (PE or RA) on the owner's behalf, reviewing the last report and inspecting.
What it does not do	It does not set your next deadline. DOB has to write that rule, and none had been proposed as of Sept 29, 2026.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM03 / 18

04FISP · Cycle 10

If you are in Cycle 10, your deadline did not move.

Sub-cycle = last digit of the tax block. 10A is due Feb 21, 2027. The 6–12 year interval applies after Cycle 10, once DOB writes the rule.

FISP Cycle 10 sub-cycle windows with the LL49 effective date

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM04 / 18

05FISP · new buildings

New buildings: first exam moves from year 5 to year 8 — in the law.

DOB's consultant recommended six years, warning that about half of new buildings filed SWARMP or Unsafe in their first Cycle 9 report.

First FISP exam: 5 years prior law, 8 years LL49, 6 years recommended

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM05 / 18

06FISP · proposed, not law

The DOB study's recommendations are proposals. None of them is a rule yet.

Thornton Tomasetti, FISP Recommendations Report, Dec 10, 2025 — the study LL49 required.

Recommendation	What it would do	Status
Six-year baseline	Cycle goes from every 5 years to every 6 for all buildings	Recommended
New buildings at 6 years	First filing six years after the first TCO or CO	Recommended · law says 8
Abbreviated Filing	Qualifying buildings under 40 years old and Safe: visual-only exam every 3 years, hands-on every other cycle (12 years); drones on 10+ stories	Recommended
Reduced Hands-On	Drop spacing from 60 ft to 100 ft for buildings of 20 stories or less with plain, repetitive façades	Recommended
Severity-based definitions	Unsafe = imminently hazardous; “administrative Unsafe” flagged so it doesn't force a shed	Recommended
Enhanced Inspection	Visual-only exam midway through the cycle for chronically deteriorating façades	Recommended
Drone pilot	Test whether drones can replace some hands-on inspection	Recommended study

“Recommended” = in the report only. DOB must adopt each item by rule, with notice and a public hearing.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM06 / 18

07FISP · what it means for you

A longer cycle is not a longer repair window.

SWARMP

Repair dates still bind

SWARMP items carry the repair date your QEWI assigned. Unrepaired, they become Unsafe in the next report.

Unsafe

Shed now, repair on a clock

Unsafe conditions still need public protection until repaired, and the shed rules on the next slides start the moment it goes up.

Budget

Plan reserves to the cycle you're in

Boards will hear “twelve years.” The law allows up to twelve; DOB hasn't picked a number.

Watch

The rule will be public first

DOB publishes proposed rules at rules.cityofnewyork.us for comment and a hearing before they take effect.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM07 / 18

08Sidewalk sheds · the five laws

“Get Sheds Down”: five local laws, all signed April 17, 2025.

Law	What it does	In effect
LL47	New colors and a 12-ft clear height; containment netting as an alternative (by rule); DOB design study	Aug 15, 2025
LL48	90-day shed permits; engineer's progress report at each renewal; monthly idle-shed penalties	Jan 12, 2026
LL49	FISP interval 6–12 years; new buildings in year 8	Oct 1, 2026
LL50	LED lighting under sheds, 90 lumens per watt, shielded near apartment windows	With LL47
LL51	Milestone penalties for façade repairs not filed, permitted or finished on time	Jan 12, 2026

Implementing rule for LL48 and LL51: 1 RCNY §102-07, in effect Aug 13, 2026. Exempt from both: 1–2 family homes, and sheds for permitted new building, enlargement or demolition work.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM08 / 18

09Sheds · 90-day renewals

Every 90 days, someone has to prove the repair is moving.

No auto-renewal

Permits issued or renewed on or after Feb 2, 2026 expire every 90 days and must be renewed by hand.

The owner's RDP

An engineer or architect retained by the owner inspects and files a sealed report with each renewal.

Fees

$130 renewal fee plus a $90 report filing fee each time.

1Pull the contractor's weekly work log (required by rule)
2RDP walks the façade; photos of every elevation
3Report: work done since last renewal, work in progress, finish date
4No work? Document why: hardship, neighbor access, materials
5Pay any penalties, then renew before expiry

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM09 / 18

10Sheds · idle penalties (LL48)

An idle shed is now billed by the foot, every month.

From the second renewal on (earliest July 12, 2026), work must be in progress each term. Tier = age of the shed. A missing or unacceptable report is a separate $2,500.

Monthly idle penalty for a 100-foot shed by shed age

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM10 / 18

11Sheds · repair milestones (LL51)

New shed at a FISP building? The repair clock starts with the shed permit.

Initial shed permits issued on or after Jan 12, 2026. Each penalty is one-time, per 1 RCNY §102-07. Extension fees: $410 / $465 / $1,425.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM11 / 18

12Sheds · when enforcement bites

The rule is in force now. DOB says penalties start in early 2027.

DOB is doing owner outreach first (Mayor's Office, Aug 20, 2026). Renewals filed this fall are the record those penalties will be judged against.

Rule in effect

Aug 13

2026 · 1 RCNY §102-07

Penalties expected

Early 2027

Per the Mayor's Office

Permitted sheds

7,427

Citywide as of Aug 17, 2026

Penalty challenge

30 days

From service of the violation

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM12 / 18

13Sheds · new designs (proposed rule)

Six City-owned shed designs. The rule to allow them is proposed, not final.

Arup and PAU designs. Specs are open to anyone to use. Comments closed Sept 24, 2026. Renderings: NYC DOB.

Speed Shed · light duty, short jobs (PAU)

Rigid Shed · heavy duty, no cross-bracing (Arup)

Baseline Shed · transparent angled roof (PAU)

Air Shed · cantilevered off the building (Arup)

Wide Baseline · wide sidewalks, far-spaced columns (PAU)

Flex Shed · adjustable height and columns (Arup)

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM13 / 18

Flex Shed and Rigid Shed prototypes at DOB headquarters · photo: NYC DOB

14Sheds · alternatives today

The green shed is no longer the only choice, and sometimes a shed isn't needed.

Law · in effect

Color

Hunter green, metallic gray or white, or a color matching the façade, trim or cornice (LL47).

Law

Height and light

12-ft clear height; LED lighting at 1.5 foot-candles minimum (LL47, LL50).

Proposed rule

Containment netting

Instead of a shed where there's no public access, or on the side next to the work. Hearing Oct 5, 2026.

Announced

Campus sheds

A DOB Bulletin to limit campus sheds to what safety needs. Announced Aug 20; confirm it's issued before relying on it.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM14 / 18

15Sheds · keep it short

The cheapest shed is the one that goes up after the repair is planned.

What stretches a shed	What shortens it
01Shed first, then hire the engineer	Have the repair drawings and a contractor lined up so the 5-month clock starts with the documents nearly done.
02Waiting on a neighbor's access	Start the access agreement the day the report comes back; the RDP report can document the delay.
03Pricing and board approval after the shed is up	Price and approve before erection; one mobilization for shed, scaffold and repair.
04Shed longer than it needs to be	Ask the engineer to size it to the hazard, and take down sections as elevations are finished.
05No weekly log	Make the work log a contract requirement. The RDP needs it at every renewal.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM15 / 18

16What to do now

Six things to do before the next board meeting.

1 · Know your sub-cycle

Last digit of the tax block. 10A is due Feb 21, 2027.

2 · List every open SWARMP item

With the repair date from the last report, and a budget line for each.

3 · Diary every shed renewal

Permit expiry dates, 90 days apart, and who files the RDP report.

4 · Get the work log running

Weekly, from the contractor: what was done, where, and percent complete.

5 · Check shed age and length

At 3 and 4 years the idle rate jumps 10× and then 20×.

6 · Before any new shed

Engineer retained, drawings started, contractor priced. The 5/8/24-month clock starts with the permit.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM16 / 18

17Where we fit

What Altius CM does on these jobs.

FISP repairs

To your QEWI's drawings

Masonry, terra cotta, sealant, parapets and balconies.

Shed duration

Shed, scaffold and repair in one plan

Sequenced so the shed comes down elevation by elevation.

Progress records

What the RDP needs

Weekly logs and photos for each 90-day renewal.

Drone survey

Before the scaffold goes up

Drone photography of the façade to plan repairs and access.

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM17 / 18

18Questions

Questions?

Each law has its own plain-English guide, with links to the law and DOB rule it comes from.

altiuscm.com/resources
Sources: Local Laws 47–51 of 2025; 1 RCNY §102-07; DOB service notices; DOB/Thornton Tomasetti FISP report
This is general information, not legal advice. Confirm dates for your building with your QEWI or RDP.

Joshua Neuman

CEO — Altius CM

(516) 423-2002
[email protected]
altiuscm.com

Marvelous Management LLC d/b/a Altius CM
1 Old Country Road, Suite 265-3, Carle Place, NY 11514

Altius CM briefing · October 2026ACM-BRF-1001 · Rev BMarvelous Management LLC d/b/a Altius CM18 / 18