Every covered building with a parapet fronting the public right-of-way needs a close-up annual observation, regardless of building height. Detached one- or two-family homes and buildings with a barrier preventing access to the exterior wall are among the stated exceptions. Confirm the current requirement in the cited agency system and in any notice issued for the property.
Confirm that the parapet fronts a public right-of-way
The annual requirement applies regardless of height. Record each parapet location and any fence or barrier relevant to the stated exception; do not assume a low-rise building is exempt.
The close-up observation covers the entire parapet and may be performed from a roof or fire escape by a person competent to identify parapet hazards, including the construction trades and professionals listed by DOB.
- Determine whether each parapet fronts a public right-of-way and whether an exception applies.
- Identify a competent person and review prior reports, repairs, water conditions, cracks, movement, and appurtenances.
- Establish immediate protection and professional escalation for any unsafe condition.
Inspect stability, deterioration, and attachments
The observer should assess plumbness, displaced or missing masonry, cracks, mortar, spalling, rot, coping, and attached equipment, railings, ladders, fire-escape handrails, and signs.
- Complete the annual observation using DOB’s required report elements.
- Protect the public and notify or file as required when an unsafe condition is found.
- Perform repairs with the appropriate permits and professionals and document the corrected condition.
- Retain the report for at least six years and schedule the next annual observation.
Report hazards immediately and correct within 90 days
The observation occurs annually. If the observer finds a hazardous or unsafe condition, the observer must immediately call 311 and email [email protected].
The owner must install public protection immediately and correct the unsafe condition within 90 days of DOB notification. Protection remains until the condition is remedied. Observation reports must be retained for at least six years.
Parapet-observation mistakes to avoid
Use this list as a final review before filing, paying, certifying, or closing the internal task.
- Performing only a street-level visual check instead of a close-up observation.
- Assuming the rule applies only to buildings subject to FISP.
- Emailing DOB without also calling 311 for a hazardous condition.
- Creating a one-line report with no location plan, construction details, conditions, repairs, or dated photographs.
Use DOB’s report-field checklist
Record the property and owner, observer and qualifications, date, location plan, parapet construction, conditions, unsafe-condition response, repairs since the prior report, and dated photographs.
- Applicability determination and parapet inventory
- Annual observation report and photographs
- Unsafe-condition protection, notifications, permits, and repair
- Correction evidence and six-year report archive
Keep protection in place through correction
A completed observation is not a repair. Any unsafe condition stays open until protection, required notification, lawful correction, and follow-up documentation are complete.
An observation report does not close an unsafe condition. Preserve the notification, protection, repair, professional confirmation, and next annual due date.
This article provides general information and is not legal advice.
