Architect Steven Kratchman gives tips on Local Law 11/98.

A New York City regulation commonly known as "Local Law 11/ 98" mandates "the periodic inspection of the exterior walls and appurtenances of buildings greater than six stories in height" every five years.

The law also calls for the repair of routine deterioration and of unsafe conditions.

According to Steven Kratchman, founder and CEO of Steven Kratchman Architect, P.C., "'Adherence to the law in the form of timely inspections and prompt professional repairs helps protect your investment in your building and can add decades to its useful life. Adherence to this law also enhances the value of your building by protecting the safety of residents, visitors and passers-by."

"And proper adherence to the law can minimize your exposure to fines or, worse, injury liability lawsuits."

In Kratchman's view, the biggest culprit in facade deterioration is water penetration.

With timely, competent inspections and repair work done bY licensed professionals, minor water penetration conditions can be dealt with before they cause serious facade damage.

All exterior walls--rear, side, insets, alcoves and front--must be inspected without exception.

There must also be a close-up inspection of the front wall from scaffolding. Every five years, an inspection must be performed, documented and reported to the New York City Department of Buildings by an objective, licensed professional.

Steven Kratchman Architect, P.C., which employs a dozen architects and project managers, advises building owners, building managers and managing agents and the officers of co-op and condo boards on how to approach this important local law positively.

According to Kratchman, in addition to being a legal requirement, New York City's Local Law 11/98 should be regarded as a positive aid by the building management community.