DOB violations block permits, sign-offs and sales until they’re cleared
A Department of Buildings violation stays attached to the building, not to you. It follows the address through ownership changes, and while it’s open the DOB can refuse to issue new permits or sign off existing jobs on that property. For an owner mid-project, that is the expensive part — not the penalty, the standstill.
Building Expediting Systems has been clearing DOB violations for 26 years. We identify what’s open, correct the cited condition, and file the Certificate of Correction that actually closes it.
Call 718-291-8555.
The DOB violations we clear most often
Work without a permit. The most common and the most misunderstood. Correction usually means filing the permit retroactively through a licensed professional, having the work inspected, and legalizing what was built — not simply paying a fine.
Failure to maintain building walls or appurtenances. Cited on facade conditions, loose masonry, and unsafe exterior elements. Frequently tied to an outstanding FISP/Local Law 11 filing.
Boiler violations. Annual inspection not filed, defects uncorrected, or an inspection filed late enough to trigger a penalty.
Local Law non-compliance. Parapet inspections under Local Law 126, gas piping inspections under Local Law 152, energy benchmarking and auditing under Local Law 87, and facade inspections under Local Law 11.
Illegal conversion and occupancy. Cited where the actual use of a space does not match the Certificate of Occupancy on record.
Failure to comply with an order. Issued when a prior DOB order — including a Stop Work Order or Vacate Order — was not satisfied.
How a DOB violation actually gets closed
1. We pull the full record. Every open violation, order and complaint on the property, plus the job and permit history that explains them. Owners are frequently surprised by what surfaces here.
2. We determine what the DOB is actually asking for. Violation language is terse and the required cure is often not obvious from the text. Getting this wrong is why filings get rejected.
3. We correct the condition. That may mean pulling the permit that should have been filed, engaging a licensed trade — billed through to you at cost, not marked up — commissioning an engineer’s report, or completing an overdue inspection cycle.
4. We file the Certificate of Correction. With the supporting documentation the DOB requires — photographs, sign-offs, licensed professional statements, inspection reports. Incomplete filings are rejected and the violation stays open.
5. We pursue penalty relief where it applies. Many DOB violations carry civil penalties that can be waived or reduced when the correction is timely and the record supports the request.
6. We confirm closure. We verify the DOB record reflects the violation as resolved and give you documentation for your lender, buyer or attorney.
Stop Work Orders and Vacate Orders
A Stop Work Order halts all construction on the site. A Vacate Order removes occupants from all or part of the building. Both are urgent, both block everything downstream, and both require a specific rescission process rather than a standard correction filing. We handle rescissions on both — if you’re under either one, call rather than email.
Frequently asked questions
Is a DOB violation the same as an ECB violation? No, and the difference matters. A DOB violation is an administrative notice requiring correction and certification. An ECB violation is a summons with a scheduled hearing at OATH and its own civil penalty structure. Many properties carry both for the same condition. More on ECB/OATH violations.
Can I file a Certificate of Correction myself? You can. Most rejections we see come from owner-filed certifications missing required documentation or filed under the wrong violation number. The filing is free; the delay is not.
Will an open DOB violation stop my sale? It can. Open violations appear in title searches and lenders routinely require them cleared before closing. If you’re working against a contract date, tell us the date first.
I bought a building with violations I didn’t create. Am I responsible? Yes. DOB violations attach to the property. The current owner is responsible for clearing them regardless of who was cited.
Related
Violation Removal overview · ECB / OATH Violations · HPD Violations · FDNY Violations
Building Expediting Systems 71-58 Austin Street, Suite 207A, Forest Hills, NY 11375 718-291-8555 · info@buildingexpeditingsystems.com
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