Violation Removal Services

What are Violation Removal Services?

Violation Removal Services involve the process of resolving building code violations issued by NYC regulatory agencies such as the Department of Buildings (DOB), Housing Preservation and Development (HPD), Fire Department (FDNY), and others. These violations can affect your ability to obtain permits, sell or refinance a property, or continue ongoing construction. Resolving them requires site assessments, filings, corrective work, and formal approvals.

What types of building violations are issued by the DOB?

The NYC Department of Buildings (DOB) enforces the NYC Building Code and issues violations for a wide range of conditions, including:

• Unsafe structures, such as cracked foundations, deteriorated beams, or unstable walls.

• Facade issues, especially in buildings over six stories, such as loose brick, crumbling lintels, or failure to file inspection reports under Local Law 11.

• Work Without a Permit (WWP) for unapproved construction or renovations.

• Failure to Maintain, when key structural or safety components are not properly repaired.

• Blocked egress routes or fire escape violations.

• Zoning or use violations if a property is used in a way that conflicts with local zoning laws.

These violations often require formal filings, corrective construction, inspections, and sign-off to be officially closed.

What is an OATH Summons and how do you respond to one?

An OATH summons (formerly an ECB violation) is a legal notice issued for code violations and adjudicated by the NYC Office of Administrative Trials and Hearings. These summonses:

• Require property owners to either attend a hearing or submit proof of correction before the hearing date.

• Involve substantial civil penalties that escalate if ignored.

• Can be dismissed or reduced if corrected early and properly documented.

• Require submission of a Certificate of Correction (Form AEU2) along with photographic evidence and affidavits.

We assist clients in preparing defense packages, appearing at hearings, filing required paperwork, and clearing these violations from public records.

What is a Stop Work Order (SWO) and how can it be lifted?

A Stop Work Order is issued by the DOB when ongoing construction is found to be unsafe, non-compliant, or illegal. Work must immediately cease until the order is lifted. Common causes include:

• Performing construction without permits.

• Violating safety protocols or structural stability.

• Unauthorized excavation, façade work, or interior demolition.

What is a DOB Façade Violation and how is it related to Local Law 11?

DOB Façade Violations are issued when the exterior of a building is found to be unsafe, deteriorating, or not maintained. They are often tied to Local Law 11 / FISP and include:

• Cracked masonry, loose bricks, or unstable parapets.

• Missing or overdue FISP inspection reports.

• Failure to install required public protection (e.g., sidewalk sheds) after an Unsafe classification.

These violations may lead to heavy penalties, and in some cases, daily fines until the dangerous condition is corrected and formally reclassified by a Qualified Exterior Wall Inspector (QEWI).

How does the violation removal process work from start to finish?

1. Violation Search & Review – Identify all open violations across DOB, HPD, FDNY, and OATH records.

2. On-Site Inspection – Assess existing conditions and determine the necessary corrective work.

3. Filing & Documentation – Prepare as-built drawings, permits, affidavits, and any necessary filings.

4. Corrective Construction – Coordinate repair or demolition work to bring the condition into compliance.

5. Inspection & Certification – Schedule DOB or FDNY walkthroughs and submit Certificates of Correction.

6. Clearance & Monitoring – Confirm the violation status is updated and reflected as “closed” in city systems.

What are the penalties for not resolving violations?

• You may face an initial fine of $1,000 for failure to file a required inspection report or Certificate of Correction.

• For OATH summonses, default judgments can lead to penalties of $5,000 to $25,000, plus liens and legal action.

• DOB façade violations classified as Unsafe may incur daily fines of up to $1,000 per day until the issue is corrected and reclassified.

• Unresolved Stop Work Orders can halt all construction indefinitely, affecting project deadlines and budgets.

• Open HPD violations may result in court proceedings, tenant lawsuits, or financial penalties, especially for Class B and C issues.

Which NYC agencies issue structural and safety-related violations?

• DOB (Department of Buildings) – Structural defects, unsafe façades, illegal construction, and egress issues.

• OATH (Office of Administrative Trials and Hearings) – Handles enforcement for DOB, FDNY, and HPD summonses.

• HPD (Housing Preservation & Development) – Tenant safety violations including heat, hot water, lead paint, or mold.

• FDNY (Fire Department of New York) – Issues violations for missing fire alarms, blocked exits, and sprinkler issues.

• DEP / DOT / DOF – Citations for environmental, sidewalk, or tax-related building code issues.

What services does Post & Lintel offer to resolve violations?

• Complete Violation Research & Status Reports – Compile violation history across all NYC databases.

• As-Built Drawings & Legalization Plans – Prepare architectural drawings and file to legalize previous unpermitted work.

• DOB Filing & Permit Services – Work on filings and permits for correction work.

• On-Site Construction Management – Coordinate crews for masonry, structural, or interior repairs.

• SWO Rescission & Clearance Filings – Help remove Stop Work Orders through repair, inspection, and documentation.

• Certificate of Correction Filing – Submit official AEU2 forms with photos, contractor statements, and affidavits.

• Ongoing Monitoring & Compliance Tracking – Document violation closure in NYC records.