Open violations don’t go away on their own. They compound.
An open violation on a New York City property does three things at once: it accrues civil penalties, it blocks new permits and sign-offs on that building, and it surfaces on every title search a buyer or lender runs. Left alone, a single summons can stall a refinance, hold up a Certificate of Occupancy, or kill a closing in the final week.
Building Expediting Systems has spent 26 years clearing those violations. We work across every agency that writes them — the Department of Buildings, the Environmental Control Board through OATH, Housing Preservation and Development, and the Fire Department — and we handle the whole arc: identifying what’s actually open, correcting the underlying condition, filing the certification, requesting penalty relief where the record supports it, and confirming the record is clean.
Call 718-291-8555 for a review of what’s open on your property.
Which agency issued yours?
Most owners discover a violation without knowing which agency wrote it, and the cure process is different for each one. Start here:
DOB Violations
Issued by Department of Buildings inspectors for work without a permit, failure to maintain, boiler infractions, illegal conversion, and Local Law non-compliance. Cured by correcting the condition and filing a Certificate of Correction.
ECB / OATH Violations
Summonses adjudicated at the OATH Hearings Division. These carry scheduled hearing dates and escalating civil penalties, and a missed hearing becomes a default judgment. We are registered with OATH to appear on behalf of our clients — and we prepare the defenses that seek dismissal or mitigation.
HPD Violations
Housing maintenance violations on residential buildings, classified A through C by hazard. Class C conditions carry a 24-hour correction window. Certification deadlines are strict and missed ones trigger re-inspection fees. Open HPD violations can also hold up your DOB permitting, and in some cases freeze the rent you’re owed until the conditions are corrected and dismissed. Vacate orders carry a separate risk: the City bills the owner for shelter placement, and that lien often isn’t recorded for months — we search for it before you buy.
FDNY Violations
Violation Orders and summonses from the Fire Department covering sprinkler and standpipe systems, fire alarms, means of egress, and Certificate of Fitness requirements.
Did you know? If your violation is dismissed in court, there are no fines and no civil penalties to pay — and in most cases, no need to obtain a permit.
What we actually do
We find everything that’s open. Owners routinely come to us about one violation and learn there are nine. We pull the full record across all agencies before quoting anything, so you’re not solving one problem while four others accrue.
We correct the condition. Depending on what’s cited, that means filing the permit that should have been pulled, arranging the licensed trade to do the work, or producing the inspection report the agency is waiting for.
We file the certification. Certificates of Correction, certifications of compliance, and supporting documentation — filed correctly the first time. Rejected filings are the single most common reason a violation stays open for months.
We pursue penalty relief. Where the record supports it, we file for civil penalty waivers and negotiate settlements. This is often the largest line item, and it is frequently reducible.
We confirm the record is clear. We verify the violation is closed in the agency’s system and give you documentation you can hand to a lender, buyer, or attorney.
Who we work with
Property owners and managing agents carrying violations across a portfolio. Architects and engineers who need a filing cleared before their plans can move. Real estate attorneys and brokers who have found open violations during due diligence and need them resolved before a closing date. Contractors who inherited a condition they didn’t create.
Where we work
All five boroughs — Manhattan, Brooklyn, Queens, the Bronx and Staten Island — plus Nassau and Suffolk on Long Island, Westchester County and Yonkers.
Frequently asked questions
How long does it take to remove a violation? It depends entirely on what’s cited. A paperwork violation with no underlying physical condition can be certified in 30 days. One requiring permitted construction work runs weeks to months. The variable is almost never the filing — it’s the correction.
Can I just pay the fine and be done? Usually not. Paying a civil penalty satisfies the monetary judgment but does not close the violation. The condition still has to be corrected and certified, or the violation stays open on the property record.
Do you handle violations I’ve already been fined for? Yes. Existing penalties, default judgments and long-dormant violations are a large part of our work. Older violations often qualify for penalty reduction that newer ones do not.
What if I don’t know what’s open on my building? Call us. We’ll pull the record across DOB, OATH, HPD and FDNY and tell you what’s actually there before you commit to anything.
Start with a clear picture of what’s open
Building Expediting Systems 71-58 Austin Street, Suite 207A, Forest Hills, NY 11375 718-291-8555 · info@buildingexpeditingsystems.com
Serving New York City property owners since 1999.