How to Clear NYC Property Violations: Part III – DOB

This article is the third in a series on resolving property violations in New York City. Visit the other articles in this series, Part 1: How to Clear NYC Property Violations – HPD and Part 2: How to Clear NYC Property Violations – OATH.

Building inspectors issue Department of Buildings (DOB) violations when property doesn’t comply with the construction codes, NYC zoning resolution, and other laws and rules. Just like OATH violations, open DOB violations can prevent an owner from selling or refinancing a property.

Identifying Open DOB Violations

The Property Profile Overview on the Buildings Information System shows the number of open DOB and OATH violations. This page appears when you enter an address on the Building Information Search screen. Clicking on the “Violations-DOB” link brings up the violation history for the property.

• Open DOB violations do not have an asterisk next to the violation number.
• Dismissed or closed violations have an asterisk, as well as a closure or dismissal date.

The BIS publishes detailed information on certain DOB violations. For violations without detail, you can request copies of the violations noted below from the issuing unit.

Resolving Violations

Below are common DOB violations that affect residential building owners:

DOB Façade Violation

The Façade Inspection Safety Program (FISP) requires owners of buildings higher than six stories to have exterior walls and appurtenances inspected every five years. A technical façade report must be filed with DOB.

Failure to File a Façade Technical Report (NRF) Violation. A Professional Engineer or Registered Architect needs to submit the outstanding Technical Report Periodic Inspection of Exterior Walls & Appurtenances in DOB NOW: Safety. In addition, owners need to pay any late filing penalties: $250 for every month past the filing deadline and $1,000 for each year after the end of the sub-cycle filing window period.

Failure to File an Amended Façade Technical Report Violation. First, the building owner needs to correct the façade condition that resulted in an unsafe technical report. Then, a Professional Engineer or Registered Architect needs to submit an amended FISP technical report in DOB NOW: Safety. Owners must also pay any outstanding penalties for failure to correct an unsafe condition: $1,000/month for every month without an active extension of time request(s) submitted before submission of the amended FISP technical report.

Fire Safety Violations

LL 16/84 – Report of Compliance with Local Law 16/84. Building owners need to notify the DOB of compliance with Local Law 16/84, which is a Fire Safety Code. Owners must use the Local Law 16/84 Form to indicate what work has been completed or partially completed to comply with the law.

If you have any questions about your building insurance, please call our office at 877-576-5200.