Complete Public-Facing Parapet Observations by December 31
By Jaime Pabon
In keeping with the city’s ongoing public safety efforts, Local Law 126 of 2021 requires building owners to have an observation of public-facing parapets performed annually, beginning in 2024. The Rules of the City of New York (RCNY) define a parapet as “the part of any wall entirely above the roof line.” The requirement applies to all buildings with parapets, regardless of height, that face the public right-of-way (e.g., public streets, avenues, sidewalks, etc.). Parapet observations must be completed by December 31.
Who Can Perform Parapet Observations?
While certain inspections call for specific, licensed professionals, 1 RCNY §103-15 allows owners to hire any person “competent to inspect parapets.” The rule lists the following roles:
- Bricklayers
- Building superintendents
- Handymen
- Masons or individuals in a similar, construction-related trade
- Architects
- Engineers
- Inspectors employed by a NYS-authorized insurance company
- NYS-authorized building inspectors
- Other individuals capable of identifying parapet hazards
What Are the Parapet Observation Requirements?
Observations must include close-up inspections of the entire parapet that include, at a minimum, the following:
- Determination that the parapet is plumb by a horizontal distance within one-eighth of its cross-sectional thickness in any location
- Assessment for excessive deterioration, including displacement, horizontal or diagonal cracks, missing or loose bricks or coping stones, deteriorated mortar joints, spalling, or rot
- Confirmation that appurtenances (i.e., any attached or supported structure) have been installed and maintained in a stable condition
The person performing the inspection—or the building owner, working with this individual—must prepare a report documenting the observation in compliance with 1 RCNY §103-15. While these reports don’t have to be filed with the Department of Buildings (DOB), owners must keep the reports for at least 6 years, making them available for DOB review upon request.
What if the Observation Reveals Hazardous Conditions?
If the person inspecting the parapet identifies hazardous or unsafe conditions, he must contact the DOB immediately by calling 311 and emailing parapets@buildings.nyc.gov.
Building owners must install public protection immediately and correct the unsafe condition within 90 days.
Are There Exceptions to the Parapet Observation Requirement?
The above requirements do not apply to detached one- and two-family homes or to buildings where a fence or other barrier prevents access to the exterior wall.
Also, if a building owner is required to submit a Façade Inspection and Safety Program (FISP) for a property, the FISP report can serve as that year’s parapet observation report, provided the FISP report contains all the necessary information.
If you have any questions about the parapet observation requirements or need help correcting unsafe conditions, contact Metropolis Group at 212.233.6344.