Local Law 11/ FISP case study
How we took one building from UNSAFE to SAFE, while coming in $400K under budget.
Building
Manhattan
35 units
days
The board faced an UNSAFE classification, with no capital to fix it.
The board of an 8-story co-op in East Harlem came to Daisy already carrying an UNSAFE classification. Every balcony was under controlled access until conditions were resolved.
Financing was the first wall. No contractor would start without the money to pay for it.
The scope was significant before anyone even opened a wall - roof, coping, balconies, railings, sealant, all four elevations.
EIFS repair, caulking, and paint touch-up locations marked floor by floor; guardrail refurbishment noted at all balconies.
The scope on the table
Parapet coping
Balcony slab repairs
Steel & glass railings
EIFS & sealant program
Site infrastructure
Full roof replacement
How we managed this project end to end
Contractor bidding & selection
Daisy ran a competitive RFP across its vetted contractor pool, built the scope package with the architect of record, and selected the GC on price, timeline, FISP track record, and insurance.
Financing navigation
The building had no reserves to fund a project this size. Daisy solved the capital first, structuring a line of credit sized to the full scope before any contractor was engaged.
DOB permitting & compliance
Daisy filed and cleared four separate DOB permits, the FISP repair permit, the supported scaffold, the sidewalk shed, and a material hoist, and carried the ninth-cycle FISP report through to its amended, accepted filing.
Schedule & budget management
Daisy tracked every phase against the GC’s work plan and held the line on change orders, keeping the job on schedule even when the scope grew mid-project.
Resident & building communication
The building stayed occupied throughout, with every balcony under controlled access. Daisy designated access zones, coordinated neighbor agreements, and kept all 35 units informed throughout.
Financial spotlight
The building didn't have the reserve capital to fund a FISP scope of this size. Daisy structured a line of credit sized to the full project, then managed every draw request against construction milestones, leveled bids, and held the line on change orders even after the scope grew mid-project.
The roof failed, mid-project.
The facade project was underway, scaffolding up on three elevations, and balcony repairs in progress across six floors, when the roof assembly failed. Water was getting in. There was no room in the existing scope, budget, or schedule to absorb a full roof replacement without derailing everything already in motion.
East + west roof
2,360 sq ft stripped to the structural slab, rebuilt with a 20-year modified bitumen system.
Common terrace
670 sq ft rebuilt with a Kemper/Parapro resin system; pavers reset.
Daisy didn't stop the project to renegotiate. A 100-day roof replacement was layered directly on top of the facade project, tracked against the same schedule, financed against the same credit line, without a stop-work order.
The project took 150 working days
The results: Unsafe to safe
The amended 9th Cycle FISP Report was filed and accepted, officially closing out the violation. The balconies came off controlled access. The board that started this process with no funding and an active violation ended it fully resolved, and under budget.
Main roof
Parapet coping
Balcony railings
Balcony slab
