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November 2026 NYC DOB / ECB / OATH public-record review

103-39 52 Avenue, Queens, NY 11368 — November 2026 NYC OATH Hearing & Violation Information

The resolved public-record dataset associates 3 DOB/ECB OATH summonses with 103-39 52 Avenue, Queens, NY 11368. The source records identify occupancy / illegal conversion, certificate of correction / compliance filing, vacate order compliance and a hearing date of November 10, 2026. The sections below keep the source allegations separate from explanatory analysis so an owner, buyer, realtor, attorney, lender, property manager or contractor can see what the record says, what still needs verification, and what a practical next review could involve.

Occupancy / illegal conversionCertificate of Correction / compliance filingVacate order compliance

Property and hearing summary

Actual property address
103-39 52 Avenue, Queens, NY 11368
Borough
Queens
BIN
4047764
BBL
4019420083 (4/1942/83)
Hearing month
November 2026
Violations on this page
3
Verified hearing date(s) in source extract
November 10, 2026
Source extract
September 18, 2026
Source information: This page was compiled from NYC DOB/ECB/OATH public-record information contained in the November 2026 resolved-property dataset and the associated DOB/ECB source extract dated September 18, 2026. Agency records may change after the source data was obtained. Hearing dates, status, penalties, correction status and agency records should be verified with NYC OATH and DOB before relying on this page.

November 2026 hearing summary

ECB/OATH summonsHearing date / timeSeverityRecord category
39202718H
Normalized: 039202718H		 November 10, 2026
10:30 AM		 CLASS - 1 Occupancy / illegal conversion
39202719J
Normalized: 039202719J		 November 10, 2026
8:30 AM		 CLASS - 2 Certificate of Correction / compliance filing
39202727J
Normalized: 039202727J		 November 10, 2026
8:30 AM		 CLASS - 1 Vacate order compliance

How the summonses fit together at this property

At least one summons concerns failure to file or obtain acceptance of a Certificate of Correction. That later compliance issue should be cross-checked against the underlying summons it references; paying or resolving one record does not automatically establish that the other record is closed.

Violation-by-violation record and analysis

Each section first identifies what comes directly from the source extract, then separates general explanatory and strategic considerations that may require current-record research or professional review.

Violation 1

Summons 39202718H — Occupancy / illegal conversion

Normalized lookup key: 039202718H
OATH hearingNovember 10, 202610:30 AM
Source-record facts

What DOB alleges

DOB alleges that the property's observed use or dwelling configuration did not match the legal occupancy shown in the cited DOB record. The inspector's description specifically references cellar and Certificate of Occupancy / legal-use record.

Specific record details: cellar, Certificate of Occupancy / legal-use record.

Full violation description from the source extract

OCCUPANCY CONTRARY TO THAT ALLOWED BY THE CERTIFICATE OF OCCUPANCY OR BUILDINGS DEPARTMENT RECORDS FOR 39088037X. OBSERVED THE CELLAR IS BEING OCCUPIED BY ONE MALE. THERE IS ONE BED AND PERSONAL ITEMS., DISCONT

Issue date
September 1, 2026
Served date
September 3, 2026
Source violation type
Construction
Severity
CLASS - 1
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 103 — 28-118.3.2 OCC CONTRARY TO THAT ALLOWED BY THE C OF O OR DOB RECORDS
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning occupancy contrary to that allowed by the certificate of occupancy or buildings department records for 39088037x. observed the cellar is being occupied by one male. there is one bed and personal items., discont.

What this violation means

This type of summons concerns use or occupancy that DOB says is inconsistent with the approved Certificate of Occupancy or other legal-use record. The central question is not just what rooms exist, but whether the present dwelling/use configuration is legally authorized.

What may be required to correct the condition

A practical correction review usually starts by comparing the current layout and use with the Certificate of Occupancy, approved plans, I-card/MDR or other historical records. Depending on what the records allow, the path may involve restoration to the approved use or a legalization filing if zoning, egress, fire-safety and building-code requirements can be met. The legal-use record should be obtained before deciding whether the present configuration can remain.

What the OATH hearing may involve

For the OATH matter, useful questions include what legal-use record DOB relied on, what the inspector actually observed, whether the cited space was occupied as alleged on the inspection date, and whether photographs, leases, plans or historical records support or contradict the stated occupancy.

Possible defenses or factual issues worth investigating

Review the legal-use/occupancy history, the exact location cited, prior permits and alteration applications, and whether the source record accurately describes the number and type of dwelling units or the use of the cited space. Legalization should not be assumed until zoning and code feasibility are checked.

Documents and evidence that may be useful

  • Certificate of Occupancy or other legal-use record
  • approved plans and alteration applications
  • current photographs of the cited rooms/use
  • leases or occupancy records if relevant
  • prior permits, inspections and sign-offs
Violation 2

Summons 39202719J — Certificate of Correction / compliance filing

Normalized lookup key: 039202719J
OATH hearingNovember 10, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges that a required Certificate of Correction was not filed or accepted for an earlier summons. The inspector's description specifically references Certificate of Correction.

Specific record details: Certificate of Correction. The description also references prior summons 39117957Z.

Full violation description from the source extract

FAILURE TO COMPLY WITH THE COMMISSIONER'S ORDER TO FILE A CERTIFICATE OF CORRECTION WITH THE DEPARTMENT OF BUILDINGS FOR SUMMONS 39117957Z., FILE A CERTIFICATE OF CORRECTION

Issue date
September 1, 2026
Served date
September 1, 2026
Source violation type
Construction
Severity
CLASS - 2
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 263 — AC 28-204.4 FAIL TO COMPLY W/COMMISSIONER ORDER TO FILE CERT OF CORRECTION W/DOB
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning failure to comply with the commissioner's order to file a certificate of correction with the department of buildings for summons 39117957z., file a certificate of correction.

What this violation means

This summons alleges failure to comply with a prior Commissioner's order by filing an acceptable Certificate of Correction for an earlier summons. The underlying violation and the later compliance summons are separate records that should be tracked together.

What may be required to correct the condition

First identify the underlying summons referenced in the description and verify whether the physical condition was corrected, whether a Certificate of Correction was submitted, and its current DOB status. If correction is still outstanding, the underlying condition generally has to be addressed before an acceptable certification package can be completed.

What the OATH hearing may involve

The hearing may turn on the status of the underlying summons, the order to certify correction, the timing and adequacy of any submission, and whether DOB records show an accepted, rejected or missing Certificate of Correction.

Possible defenses or factual issues worth investigating

Verify the underlying summons number, correction deadline/order, any prior Certificate of Correction request, disapproval reason, and whether later agency activity changed the status. Do not assume payment of an OATH penalty closed the DOB correction requirement. Cross-reference the other order/summons number cited in the inspector narrative rather than reviewing this record in isolation.

Documents and evidence that may be useful

  • copy/status of the underlying summons
  • Certificate of Correction submission and DOB response
  • proof of physical correction such as photographs, receipts or permits
  • DOB NOW/BIS status records
  • OATH disposition and payment records if relevant
Violation 3

Summons 39202727J — Vacate order compliance

Normalized lookup key: 039202727J
OATH hearingNovember 10, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges that a Vacate Order was not obeyed at the cited premises or area. The inspector's description specifically references cellar and Vacate Order.

Specific record details: cellar, Vacate Order. The description also references Vacate Order FROM.

Full violation description from the source extract

FAILURE TO OBEY A FULL VACATE ORDER FROM THE COMMISSIONER AS PER VIO23-01812 AND COMPLAINT #4926787 ISSUED ON 06/08/2023. OBSERVED TENANTS LIVING AND OCCUPYING 2-STORY BUILDING INCLUDING CELLAR, WHICH HAS ONE (

Issue date
September 1, 2026
Served date
September 1, 2026
Source violation type
Construction
Severity
CLASS - 1
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 1F9 — 28-207.4 FAILURE TO OBEY A VACATE ORDER
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning failure to obey a full vacate order from the commissioner as per vio23-01812 and complaint #4926787 issued on 06/08/2023. observed tenants living and occupying 2-story building including cellar, which has one (.

What this violation means

DOB is alleging noncompliance with a Vacate Order—typically that a space subject to an order was occupied or used contrary to the restriction. Vacate-order issues are safety-sensitive and should be verified against the exact order.

What may be required to correct the condition

The current Vacate Order, the area it covers, and the conditions required for rescission should be reviewed before occupancy resumes. Correction may involve building work, permits, professional reports, inspections and a formal DOB process to lift or modify the order.

What the OATH hearing may involve

At OATH, the exact order, its effective date and scope, the inspector's observation of occupancy/use, and any evidence that the order had been rescinded or did not cover the cited area may matter.

Possible defenses or factual issues worth investigating

Confirm the order number, premises/area covered, whether it was still effective on the inspection date, and what DOB required for rescission. If occupancy is disputed, gather contemporaneous evidence rather than relying on assumptions. Cross-reference the other order/summons number cited in the inspector narrative rather than reviewing this record in isolation.

Documents and evidence that may be useful

  • the Vacate Order and any amendments/rescission notice
  • DOB inspection or reinspection records
  • photographs and access/occupancy evidence
  • permits, plans and professional reports used to correct the unsafe condition
  • communications or filings seeking rescission
Property-specific resolution support

How Building Violation LLC may help at 103-39 52 Avenue, Queens, NY 11368

For 103-39 52 Avenue, Queens, NY 11368, the current source extract points to occupancy / illegal conversion, certificate of correction / compliance filing, vacate order compliance. Because this property has multiple summonses, the practical advantage is coordinating record research, hearing preparation and correction work as one property matter while still tracking each summons separately. Building Violation LLC can scope the relevant record research, OATH hearing preparation/representation, permit or legal-use review, licensed-trade or registered-professional coordination, correction documentation and Certificate of Correction/closeout work where those steps actually apply. Detailed technical research and project work begin only after the applicable scope, authorization and payment are established.

Illegal occupancy / conversion review Violation and property-record research OATH / ECB hearing preparation and representation
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Official government starting points

Verify the current OATH / DOB record

The source extract is a point-in-time record. Hearing dates, hearing status, penalties, correction status, permits and later agency filings can change. Use the official NYC systems below before making a decision or appearing at a hearing.

General information / not legal advice: The explanatory and procedural information on this page is general information and does not constitute legal advice. Property-specific defenses, filing requirements and correction strategies should be verified based on the current agency record and the circumstances of the matter.

Browse all resolved November 2026 property hearing pages