NYC DOB Complaint Lookup: How to Search & Respond (2025)

Over 85,000 DOB complaints are filed annually through NYC's 311 system, triggering mandatory inspections that result in violations 67% of the time. Most complaints escalate to Class 1 violations within 7-14 days if left unaddressed, leading to fines ranging from $2,500 to $25,000. For NYC property owners, searching DOB complaints early—before the inspection—provides a critical window to correct issues and avoid costly penalties. This guide shows you exactly how to search DOB complaints by address and respond effectively before violations are issued.

What Are DOB Complaints?

DOB complaints are reports filed with NYC's Department of Buildings alleging code violations, unsafe conditions, or illegal construction. Complaints can be filed by:

• Neighbors via 311: Call, app, or online (most common source — 78% of all complaints)
• Tenants: Direct complaints to DOB about landlord violations
• DOB inspectors: Self-initiated during routine inspections
• Other city agencies: FDNY, HPD, or DEP referrals

Key Characteristics:

• Anonymous: Complainant identity is not disclosed to property owner
• Mandatory inspection: DOB must inspect within 7-30 days (urgency-dependent)
• High conversion rate: 67% of complaints result in violations
• Public record: All complaints viewable via BIS search

Common DOB Complaint Types

How to Search DOB Complaints by Address

DOB complaints are publicly searchable through the Building Information System (BIS):

Step 1: Access DOB BIS

URL: https://a810-bisweb.nyc.gov/bisweb/

Step 2: Search Property Address

1. Select "Property Profile Overview"
2. Choose borough from dropdown
3. Enter house number (numbers only)
4. Enter street name (exclude "Street," "Avenue," etc.)
5. Click "Search"

Step 3: View Complaints Tab

After property loads, click the "Complaints" tab to see:

• Complaint number: Unique DOB tracking ID
• Date filed: When complaint was submitted
• Complaint category: Type of alleged violation
• Status: Open, Resolved, or Inspection Scheduled
• Inspection date: When DOB will/did inspect
• Disposition: Violation issued, no violation found, or pending

What Happens After a DOB Complaint Is Filed?

Timeline of Events

1. Day 0: Complaint filed via 311 (phone, app, or online)
2. Day 1-3: DOB assigns complaint to inspector based on priority:
   • Immediate hazard: 24-48 hours
   • Unsafe conditions: 3-7 days
   • Quality of life: 7-30 days
3. Day 7-14: DOB inspection scheduled and conducted
4. Day 14-21: Violation issued if complaint confirmed (Notice of Violation mailed)
5. Day 30-60: ECB summons issued if violation unresolved

How to Respond to a DOB Complaint

Step 1: Search BIS Immediately

Check for new complaints daily if:

• Active construction is underway
• You've had neighbor disputes
• Visible conditions could trigger complaints (scaffolding, debris)

Step 2: Identify the Issue

Review complaint description in BIS:

• What specific condition was reported?
• Is the complaint valid?
• Can you correct it before inspection?

Step 3: Correct Before Inspection (If Possible)

If complaint is valid and correctable:

• Missing permits: File immediately via DOB NOW
• Unsafe conditions: Repair and document with photos
• Illegal work: Stop work, obtain permits, post on-site
• Quality of life: Address noise/dust issues, adjust work hours

Step 4: Prepare Documentation

Gather evidence to show inspector:

• Valid permits (print from DOB NOW, post on-site)
• Before/after photos showing corrections
• Receipts for repair work
• Professional certifications (PE/RA letters if structural)

Step 5: Be Present During Inspection

When inspector arrives:

• Be professional and cooperative
• Show permits and correction documentation
• Answer questions honestly
• Request inspector's business card for follow-up

Can You Prevent Complaints from Becoming Violations?

Yes, if corrected before inspection. Here's how:

For Work Without Permit Complaints

1. File permit application immediately (even if not approved yet)
2. Show inspector pending application (provides 30-day grace period)
3. Post "Permit Applied For" sign on-site
4. If application approved before re-inspection, complaint dismissed

For Unsafe Condition Complaints

1. Repair the condition (hire licensed contractor if structural)
2. Document with timestamped photos
3. Obtain inspection certificate from PE/RA if required
4. Show inspector that hazard is resolved

Success Rate

Properties that proactively correct issues before inspection:

• 42% receive "No Violation Found" disposition
• 31% receive reduced violation class (Class 1 → Class 3)
• 27% still receive full violation (typically illegal conversions or repeat offenses)

False Complaints: How to Contest

If complaint is factually incorrect:

During Inspection

1. Show inspector that alleged condition doesn't exist
2. Provide documentation (permits, certificates, photos)
3. Request "No Violation Found" disposition

If Violation Issued Incorrectly

1. File for OATH hearing (contest violation)
2. Bring evidence proving complaint was false
3. Success rate: 38% of contested violations dismissed

Frequently Asked Questions

Can I see who filed a DOB complaint against my property?

No. All 311 complaints are anonymous by law. DOB cannot and will not disclose complainant identity, even if you request it during inspection or OATH hearing.

How long do DOB complaints stay on record?

Permanently. Even if "No Violation Found," complaint remains in BIS history indefinitely. This can affect property sales and due diligence searches.

Can I file a counter-complaint?

No formal counter-complaint process exists. However, you can file your own 311 complaint about a neighbor's property if legitimate violations exist. This is separate from defending against the original complaint.

What if the inspector doesn't show up?

Complaint remains "Open" in BIS. Inspector will reschedule (typically within 7 days). You cannot request complaint closure until inspection occurs.

Can multiple complaints trigger escalated enforcement?

Yes. Properties with 3+ complaints in 12 months are flagged for enhanced enforcement. This can result in more frequent inspections, higher fines, and criminal referrals for repeat violations.

Related Resources

• NYC DOB Violation Search: Complete 2025 Lookup Guide
• 311 Complaints That Become Violations: Patterns and Prevention
• Stop Work Orders in NYC: What Triggers Them and How To Resolve
• Free NYC Violation Lookup Tool

Last updated: November 2025. This guide is for informational purposes only and does not constitute legal advice.