CASEFiling workflow
NYC violation removal — DOB, ECB, HPD & FDNY
Open violations stay on the property record until the issuing agency accepts the correct documentation. We help you identify what is open, what it takes to address it, and the next filing step. No outcome is guaranteed.
// GET STARTED
Who This Service Is For
If any of the following describes your situation, we can help.
You received a violation notice recently
Whether it came from the DOB, HPD, FDNY, or another agency, the first step is understanding what was cited and what the resolution path requires. We review the violation, explain what it means in plain language, and identify what needs to happen next.
You are preparing to sell or refinance
Open violations surface during title searches and lender reviews. We review your property's full violation record in advance so there are no surprises at closing.
You have older unresolved violations
Many property owners have violations that were never officially cleared — even if the underlying condition was corrected years ago. Old violations are just as visible as new ones in city databases. We identify what is still open and determine what is required to address each one.
You manage multiple properties
Property managers dealing with violation records across a portfolio need a different approach — tracking urgency by violation class, coordinating with owners, and preparing for inspections or transactions. We can structure reviews to address the most time-sensitive items first.
You are not sure which agency is involved
Violation notices use technical language and agency codes that are not always easy to interpret. We review the record, identify the issuing agency, and explain what it requires before any commitment is made.
// UNDERSTAND THE ISSUE
Open Violations Don't Disappear When You Fix the Problem
A building violation is a formal notice issued by a city agency — the DOB, HPD, FDNY, or another department — stating that your property has a condition that does not meet code or regulatory standards. It is logged against your property's record and stays there until officially cleared.
Fixing the physical condition is not enough. You also have to file the correct documentation with the issuing agency and have that submission reviewed and accepted. Until that step is complete, the violation remains open — visible to title companies, lenders, permit reviewers, and inspectors.
Old violations are just as visible as new ones. There is no automatic expiration.
What "open" means in practice
The city's databases display a violation's status. Open means the agency has not received and accepted an official correction filing. Resolved means they have. Title searches and lender underwriting pull those statuses directly.
// AGENCY BREAKDOWN
Four Agencies. Four Different Processes. One Property Record.
NYC building violations come from multiple agencies. Each has its own database, its own resolution process, and its own standard for what qualifies as a cleared violation. Knowing which agency you are dealing with — and what that agency specifically requires — is where the process actually starts.
Department of Buildings (DOB)
The DOB issues violations for construction deficiencies, work done without a permit, failed inspections, unsafe conditions, and building code non-compliance. DOB violations are recorded in BIS and DOB NOW. Resolving them requires correcting the cited condition and filing a Certificate of Correction (COC) through DOB NOW: Safety. The DOB's Administrative Enforcement Unit reviews each COC submission before updating the violation status.
ECB / OATH Summonses
The Environmental Control Board (ECB) — now consolidated under OATH, the Office of Administrative Trials and Hearings — handles civil penalty proceedings for summonses issued by the DOB, FDNY, DOT, HPD, and other city agencies. When an ECB summons is issued, the property owner must either contest it at an OATH hearing or correct the condition and file proof of correction with the tribunal. Missed hearings result in default judgments with higher penalties. Default judgments can often be reopened, but that requires a separate process.
HPD Violations
Housing Preservation and Development (HPD) violations are issued against residential properties for housing maintenance and tenant safety issues. HPD violations are classified by severity: Class A (non-hazardous), Class B (hazardous), and Class C (immediately hazardous), each with different required correction windows. Owners address HPD violations by correcting the condition and submitting eCertification through HPD's portal. HPD may schedule a reinspection before formally closing certain violations.
FDNY Violations
The Fire Department issues violations for conditions related to fire safety systems, occupancy requirements, required inspections, and emergency compliance. FDNY violations that go through the OATH system require a hearing and a Certificate of Correction filed with FDNY's Bureau of Fire Prevention. Other FDNY violations are resolved directly through FDNY's certification process.
// WHY IT MATTERS
Why Open Violations Are a Problem You Can't Keep Deferring
Permits get blocked
Certain unresolved violations can prevent the DOB from issuing new permits on a property. If you are trying to pull a permit for renovation, repair, or a new installation, an open violation in the wrong category can put that application on hold before it moves forward.
Sales and closings get complicated
Open violations show up in title searches and pre-closing due diligence. Properties with significant open violations may face title exceptions, renegotiated prices, or a closing condition requiring violations to be addressed before transfer.
Refinancing and lending slow down
Lenders check compliance records during underwriting. Safety violations, occupancy issues, or a high volume of open violations can create friction in the lending process or affect the terms a lender offers.
ECB fines increase when hearings are missed
ECB/OATH civil penalties are higher when hearings are not addressed. Default judgments carry increased penalties. In some violation categories, daily per-diem amounts accumulate. Waiting rarely makes this less expensive.
Stop work orders and vacate orders
In serious cases — unpermitted ongoing work, unsafe conditions, or persistent non-compliance — the DOB can issue a Stop Work Order halting all construction activity, or a Vacate Order requiring occupants to leave. These require immediate response. Learn more about stop work orders →
// HOW IT WORKS
How NYC Violation Removal Works
Identify every open violation
Review your property record across all relevant agency databases — DOB BIS, DOB NOW, ECB/OATH, HPD, and FDNY. Each agency maintains a separate database. A property can carry violations from multiple systems simultaneously, and no single city tool consolidates all of them. Missing one changes what a title search or lender review will show.
Determine the correct resolution path
Each violation has a specific process. A DOB violation requires a Certificate of Correction through DOB NOW. An HPD violation requires eCertification through HPD's portal. An ECB/OATH summons may require a hearing, a stipulation, or a proof-of-correction filing with the tribunal. A defaulted summons requires a motion to reopen. Filing through the wrong channel does not clear the violation.
Correct the underlying condition
Most violations require physical work at the property before any filing can be made - a repair, a permit, an inspection, or a change of condition. Depending on the violation type, a licensed contractor, plumber, architect, or other credentialed professional may be required to carry out or certify the correction. We seamlessly provide and assign our in-house network of licensed professionals when required.
File the required documentation
Once the correction is complete, the appropriate filing goes to the issuing agency: COC through DOB NOW for DOB violations, eCertification through HPD's portal, Certificate of Correction with FDNY, or proof of correction through OATH.
Confirm clearance on the record
Submitting a filing is not the same as having a violation cleared. The agency must review and accept the submission before the status updates in their database. Confirming the updated status is the step that closes the loop.
// OUR APPROACH
What DOBGuard Does
We start with your property's actual violation record — pulled from DOB, ECB/OATH, and HPD databases — before the first conversation. The review starts with real data, not a description of what you think you have.
From there, we identify what each open violation requires, whether any ECB/OATH summonses are in default or have upcoming hearing dates, and what the correct path forward looks like for each item.
We coordinate the documentation, filings, and follow-through for each violation through the correct agency channel. For violations that require physical work at the property, we work with the appropriate licensed contractors and professionals.
After filings are submitted, we monitor for agency status updates and confirm when violations are officially cleared on the record. We document that clearance for your records — useful for attorneys, lenders, and title companies.
DOBGuard is a property data and violation resolution coordination service. We offer an all-in-one service via our network of licensed attorneys, architects, and engineers to handle legal representation and technical certifications.
// COVERAGE
Violations We Help Resolve
DOB Violations
- Work without a permit
- Open permit sign-offs
- Boiler and elevator inspection violations
- Unsafe building conditions
- Facade maintenance violations
- Certificate of Occupancy issues
ECB / OATH Summonses
- Active summonses with upcoming hearings
- Defaulted summonses with outstanding civil penalties
- Summonses sourced from DOB, FDNY, DOT, or HPD
- Stipulation coordination
HPD Violations
- Class A, B, and C violations
- Heat and hot water complaints
- Lead paint compliance
- Mold and pest conditions
- Structural and maintenance deficiencies
- eCertification and reinspection coordination
FDNY Violations
- Fire safety system violations
- Required inspection failures
- Occupancy compliance issues
- Certificate of Correction filings with FDNY's Bureau of Fire Prevention
Not sure what you have? Start with a free violation lookup →
// TIMELINES
Realistic Timelines — What to Expect
Every situation is different. These are general ranges based on typical process paths, not commitments. What matters most is identifying the correct resolution path early and executing without gaps in documentation.
| Violation Type | General Range | Key Variables |
|---|---|---|
| Simple DOB violation, clear correction path | 2–6 weeks post-filing | DOB review queue, documentation completeness |
| DOB violation requiring permits or inspections | 1–4 months | Permitting timeline, inspection scheduling |
| ECB/OATH summons with upcoming hearing | At or shortly after hearing | Proof of correction readiness |
| Defaulted OATH summons | 2–4 months to reopen and resolve | Motion to reopen process, OATH scheduling |
| HPD violation with eCertification | 2–6 weeks | Whether HPD schedules a reinspection |
| FDNY violation via COC path | 3–8 weeks post-filing | FDNY review queue, scope of underlying correction |
We provide an estimate specific to your property's violations after reviewing the record — not generic timelines.
// TRANSACTIONS
Clearing Violations Before a Sale or Refinancing
Open violations routinely surface at the worst possible moment — during a title search, lender review, or pre-closing due diligence. At that point, the timeline is compressed and options are limited.
What title companies and lenders need
The agency's database has to reflect a resolved status. Proof that work was done or an in-progress filing is typically not sufficient. Title companies and lenders need the official record updated before they can proceed.
Why timing matters
Reviewing your property's violation record 3 to 6 months before a planned listing or refinancing allows time to work through the process without closing-deadline pressure. Addressing violations under contract pressure is possible, but more constrained.
Monitoring as a proactive approach
DOBGuard's monitoring service notifies you when new violations are issued against your property — so open violations do not accumulate unnoticed between transactions. See how DOBGuard monitoring works →
// COVERAGE AREA
All Five NYC Boroughs
DOBGuard serves property owners, landlords, and property managers across Manhattan, Brooklyn, Queens, the Bronx, and Staten Island.
Violation patterns vary by borough. HPD violations are concentrated in multifamily residential areas across the Bronx and Brooklyn. FDNY violations related to fire suppression and safety systems appear frequently in older commercial and mixed-use buildings throughout the city. DOT sidewalk violations are common in neighborhoods with aging street infrastructure. DOB violations related to permit sign-offs and Certificates of Occupancy appear across all five boroughs. The resolution process runs through the same city agencies regardless of location.
QService questions
Frequently asked questions
→ Check your violations now
// GET STARTED
Start With a Free Violation Review
We pull your property's violation record across city databases, identify what is open, and walk you through what each item requires. No commitment required.
We review your property's open violations across city databases and follow up within one business day.
We typically follow up within one business day. No commitment required. Your information is not shared with third parties.