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Philadelphia’s facade inspection ordinance, enacted in 2010 and codified under Section PM-315 of the Philadelphia Property Maintenance Code, requires periodic safety inspections of exterior walls and appurtenances for all buildings six or more stories or 60-feet in height. The ordinance is administered by the Department of Licenses and Inspections (L&I) and modeled after New York City’s facade inspection program, representing a proactive approach to public safety and building maintenance.
The ordinance applies to all buildings six or more stories or 60-feet in height, encompassing a wide range of structures including office buildings, residential towers, hotels, and mixed-use developments throughout Philadelphia. The regulation covers all exterior wall systems, building facades, and appurtenances such as balconies, cornices, parapets, fire escapes, signs, penthouses, chimneys, and other architectural elements that could pose a falling hazard to pedestrians and property below.
New Buildings (2006 or later): Initial inspection and report must be filed within 10 years of the certificate of occupancy issuance. For example, a building receiving its certificate of occupancy in 2020 would require its first facade inspection by 2030.
Existing Buildings: Most buildings have already had at least one inspection filed and are in one of the subsequent filing cycles. Subsequent cycles require reinspection and report filing 5 years from the date of the previous cycle. Thease creates an ongoing maintenance monitoring system that ensures continuous facade safety oversight.
Only qualified professionals—typically licensed architects or professional engineers with facade inspection experience—may conduct these critical safety assessments. The comprehensive inspection process involves both visual and representative close-up hands-on examination of facade elements to identify potential hazards such as loose masonry, deteriorated mortar joints, corroded metal components, damaged windows, or compromised structural connections.
Inspectors must classify building facades using a three-tier safety system:
Safe – No immediate hazards identified; facade elements are secure and in good condition
Unsafe – Immediate hazards present requiring emergency remediation to protect public safety
Safe with Repair and Maintenance Program (SWARMP) – Minor deficiencies identified that require monitoring, planned maintenance, or future repairs within a specified timeframe
All inspection findings must be documented using standardized Summary Inspection Forms and filed electronically through L&I’s eCLIPSE system. The reports must include detailed descriptions of conditions observed, photographic documentation of deficiencies, recommended repair procedures, and timeframes for completion of any required work.
Buildings classified as “Unsafe” trigger immediate notification requirements and mandate emergency “make-safe” repairs to eliminate falling hazards, often involving protective sidewalk sheds, netting, or removal of loose materials. Property owners must complete these emergency measures and provide written confirmation to L&I before the unsafe designation can be lifted.
The ordinance provides limited waiver opportunities for buildings that have undergone “substantial restoration” of all facades within the five-year cycle preceding a required inspection. This provision recognizes that recently renovated buildings may not require immediate reinspection, though documentation of the restoration work, with City of Philadelphia permit records, must be submitted to qualify for the waiver.
JBCI has established itself as a leading facade inspection specialist in Philadelphia, having performed several hundred facade inspections and successfully filed reports with the City of Philadelphia since the ordinance’s inception in 2010. Our extensive experience spans the full spectrum of building types and construction eras, from historic masonry buildings to modern curtain wall systems.
Our comprehensive service approach includes:
Inspection Services: Thorough facade assessments conducted by licensed professional engineers using advanced inspection techniques, aerial lifts, and specialized equipment to evaluate all building exterior elements and appurtenances. Our team includes four (4) FAA-licensed drone pilots which allows for comprehensive observation of the entire building facade, including difficult-to-access locations.
Regulatory Compliance: Expert navigation of L&I requirements, proper documentation preparation, and timely filing of all required reports through the eCLIPSE system to ensure full ordinance compliance.
Repair & Maintenance Planning: Development of prioritized repair programs for SWARMP-classified buildings, including detailed specifications, cost estimates, and phased implementation strategies that balance safety requirements with budget considerations.
Emergency Response: Immediate mobilization for “make-safe” operations when unsafe conditions are identified, including coordination of protective measures, emergency repairs, and expedited reporting to lift unsafe classifications quickly.
Long-term Asset Management: Strategic planning for facade maintenance programs that extend beyond immediate compliance requirements, helping building owners optimize their facade investments and prevent costly emergency repairs.
This integrated approach ensures building owners receive seamless support throughout the entire facade compliance lifecycle, from initial inspection through final repair completion, while maintaining the highest standards of public safety and regulatory adherence. Our team has performed multiple cycles of inspections for many of Philadelphia’s prominent buildings. This experience provides us additional knowledge into past repairs history and how the facade conditions have changed over time. This adds important value to Owners and Buliding Managers when planning for future repair and maintenance work.