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

150-22 Gar 23 Avenue, Queens, NY 11357 — November 2026 NYC OATH Hearing & Violation Information

The resolved public-record dataset associates 3 DOB/ECB OATH summonses with 150-22 Gar 23 Avenue, Queens, NY 11357. The source records identify work not conforming to approved documents, electrical work without a permit, stop work order compliance and a hearing date of November 2, 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.

Work not conforming to approved documentsElectrical work without a permitStop Work Order compliance

Property and hearing summary

Actual property address
150-22 Gar 23 Avenue, Queens, NY 11357
Borough
Queens
BIN
4568075
BBL
4046930041 (4/4693/41)
Hearing month
November 2026
Violations on this page
3
Verified hearing date(s) in source extract
November 2, 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
39157891L
Normalized: 039157891L		 November 2, 2026
9:00 AM		 CLASS - 2 Work not conforming to approved documents
39157892N
Normalized: 039157892N		 November 2, 2026
9:00 AM		 CLASS - 2 Electrical work without a permit
39157893P
Normalized: 039157893P		 November 2, 2026
9:00 AM		 CLASS - 1 Stop Work Order compliance

How the summonses fit together at this property

This property has 3 separate summonses. Some can be coordinated as one property matter for research, correction planning and document gathering, but each summons remains tied to its own allegation and hearing information. The practical goal is to avoid solving only one piece of the property record while another summons or correction requirement remains open.

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 39157891L — Work not conforming to approved documents

Normalized lookup key: 039157891L
OATH hearingNovember 2, 20269:00 AM
Source-record facts

What DOB alleges

DOB alleges that field work did not conform to the approved construction documents. The inspector's description specifically references rear area.

Specific record details: rear area.

Full violation description from the source extract

WORK DOES NOT CONFORM TO APPROVED CONSTRUCTION DOCUMENTS AND/ OR AMENDMENTS NOTED, AT REAR GARAGE. THE SIZE & HIEGHT OF GARAGE DO NOT CONFORM TO APPROVED PLANS. PROPERTY WORK EXCEEDS SCOPE OF WORK UNDER APP. JO

Issue date
August 20, 2025
Served date
August 28, 2025
Source violation type
Construction
Severity
CLASS - 2
Hearing status in source extract
DEFAULT
Certification status in source extract
NO COMPLIANCE RECORDED
Infraction / law references in source extract:
  • 282 — 28-105.12.2 WRK DOESN'T CONFORM TO APPROV DOCS AND/OR APPROV AMENDMENTS
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning work does not conform to approved construction documents and/ or amendments noted, at rear garage. the size & hieght of garage do not conform to approved plans. property work exceeds scope of work under app. jo.

What this violation means

DOB is alleging that work in progress did not match the approved construction documents or amendments. Even permitted work can be cited if the field condition departs materially from the approved plan set.

What may be required to correct the condition

The field condition should be compared line-by-line with the approved plans. Depending on what is found, the project may need to be restored to the approved design or the plans may need to be amended and re-approved before the work continues or is signed off.

What the OATH hearing may involve

Hearing evidence can include the approved plan sheets in effect on the inspection date, revision history, photographs of the field condition, professional reports and proof that the discrepancy was corrected or formally amended.

Possible defenses or factual issues worth investigating

Identify the exact plan sheet/detail DOB says was violated, confirm which approved set controlled on the inspection date, and determine whether the field condition was temporary, incomplete, or actually inconsistent with the approval.

Documents and evidence that may be useful

  • DOB-approved construction documents and amendments
  • field photographs
  • architect/engineer field reports
  • permit and inspection history
  • revised approvals or restoration evidence
Violation 2

Summons 39157892N — Electrical work without a permit

Normalized lookup key: 039157892N
OATH hearingNovember 2, 20269:00 AM
Source-record facts

What DOB alleges

DOB alleges that electrical wiring or equipment was installed without the required electrical permit or approval. The inspector's description specifically references rear area and electrical wiring/equipment.

Specific record details: rear area, electrical wiring/equipment.

Full violation description from the source extract

WORK WITHOUT A PERMIT NOTED; AT REAR GARAGE OF PREMISES INSTALLED ELECTRICAL WIRING FOR CEILING LIGHTS, SWITCHES AND A BRAKER BOX IN INTERIOR OF GARAGE. ALSO NOTED; INSTALLED A TESLA CHARGING STATION ON THE FRO

Issue date
August 20, 2025
Served date
August 28, 2025
Source violation type
Construction
Severity
CLASS - 2
Hearing status in source extract
DEFAULT
Certification status in source extract
NO COMPLIANCE RECORDED
Infraction / law references in source extract:
  • 201 — 28-105.1 WORK WITHOUT A PERMIT
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning work without a permit noted; at rear garage of premises installed electrical wiring for ceiling lights, switches and a braker box in interior of garage. also noted; installed a tesla charging station on the fro.

What this violation means

DOB is alleging that electrical work was installed without the required approval or permit. Electrical summonses often turn on both the physical wiring/equipment observed and whether a valid electrical filing or permit covered that scope.

What may be required to correct the condition

The permit history and current electrical condition should be checked first. If the wiring is to remain, a New York City licensed electrician may need to evaluate the work, obtain the appropriate electrical filing/permit where available, make any required corrections, and complete inspection or sign-off steps. If the work cannot remain, restoration/removal may be the alternative.

What the OATH hearing may involve

At OATH, evidence may include the electrical permit history, photographs showing the condition at the cited location, the scope of any existing permit, invoices or contractor records, and proof of correction if work was later legalized or removed.

Possible defenses or factual issues worth investigating

Confirm whether the cited wiring/equipment was actually new work, whether it fell within an existing electrical filing, whether the location and scope in the summons match the site, and whether subsequent permitted correction changes the evidentiary picture.

Documents and evidence that may be useful

  • electrical permits/filings and inspection records
  • photographs of the cited wiring or equipment
  • licensed-electrician invoices or reports
  • approved construction plans if the electrical scope is part of a larger alteration
  • proof of correction and any Certificate of Correction submission
Violation 3

Summons 39157893P — Stop Work Order compliance

Normalized lookup key: 039157893P
OATH hearingNovember 2, 20269:00 AM
Source-record facts

What DOB alleges

DOB alleges work or site activity occurred contrary to an active Stop Work Order or related restriction. The inspector's description specifically references Stop Work Order.

Specific record details: Stop Work Order. The description also references Stop Work Order AS.

Full violation description from the source extract

UNLAWFULLY CONTINUED WORK WHILE ON NOTICE OF A STOP WORK ORDER AS PER FULL STOP WORK ORDER ISSUED ON 05/30/2024 AND DOB VIO. # 24-01484. WORK ON GARAGE WAS 100% COMPLETED ., COMPLY WITH STOP WORK ORDER

Issue date
August 20, 2025
Served date
August 28, 2025
Source violation type
Construction
Severity
CLASS - 1
Hearing status in source extract
DEFAULT
Certification status in source extract
NO COMPLIANCE RECORDED
Infraction / law references in source extract:
  • 112 — 28-207.2.2 UNLAWFULLY CONTINUED WORK WHILE NOTICE OF A STOP WORK ORDER
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning unlawfully continued work while on notice of a stop work order as per full stop work order issued on 05/30/2024 and DOB vio. # 24-01484. work on garage was 100% completed ., comply with stop work order.

What this violation means

The source record concerns work performed or conditions maintained while a Stop Work Order was in effect, or another violation tied directly to a Stop Work Order. Continuing regulated work under an active order can create separate enforcement exposure.

What may be required to correct the condition

Verify the Stop Work Order's scope and whether it remains active. The underlying reasons for the order may require correction, permits, amended plans, site-safety measures or inspections before DOB will consider rescission or limited work authorization.

What the OATH hearing may involve

Relevant hearing evidence can include the Stop Work Order itself, photographs of the work activity, permits and approvals in effect at the time, DOB inspection history, and any document showing the order had been lifted or modified.

Possible defenses or factual issues worth investigating

Review the exact order number, date, scope, affected work areas, authorized exceptions if any, and whether the activity described by the inspector actually occurred while the order was active. 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

  • Stop Work Order and related DOB inspection records
  • permits and approved plans
  • site photographs and daily logs
  • rescind/partial-rescind correspondence or approvals
  • contractor and site-safety records
Property-specific resolution support

How Building Violation LLC may help at 150-22 Gar 23 Avenue, Queens, NY 11357

For 150-22 Gar 23 Avenue, Queens, NY 11357, the current source extract points to work not conforming to approved documents, electrical work without a permit, stop work 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.

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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