(866) 545-4440 [email protected] New York City · OATH Hearings · November 2026
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November 2026 NYC DOB / ECB / OATH public-record review

2353 Coney Island Avenue, Brooklyn, NY 11223 — November 2026 NYC OATH Hearing & Violation Information

The resolved public-record dataset associates 7 DOB/ECB OATH summonses with 2353 Coney Island Avenue, Brooklyn, NY 11223. The source records identify zoning / parking compliance, occupancy / illegal conversion, vacate 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.

Zoning / parking complianceOccupancy / illegal conversionVacate order compliancePlumbing or gas work without a permit

Property and hearing summary

Actual property address
2353 Coney Island Avenue, Brooklyn, NY 11223
Borough
Brooklyn
BIN
3421806
BBL
3073150067 (3/7315/67)
Hearing month
November 2026
Violations on this page
7
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
35727885L
Normalized: 035727885L		 November 2, 2026
8:30 AM		 CLASS - 2 Zoning / parking compliance
35727886N
Normalized: 035727886N		 November 2, 2026
8:30 AM		 CLASS - 1 Occupancy / illegal conversion
35727887P
Normalized: 035727887P		 November 2, 2026
8:30 AM		 CLASS - 1 Vacate order compliance
35727889Z
Normalized: 035727889Z		 November 2, 2026
8:30 AM		 CLASS - 2 Plumbing or gas work without a permit
35727890X
Normalized: 035727890X		 November 2, 2026
8:30 AM		 CLASS - 1 Failure to maintain
35727891H
Normalized: 035727891H		 November 2, 2026
8:30 AM		 CLASS - 1 Vacate order compliance
39191273N
Normalized: 039191273N		 November 2, 2026
8:30 AM		 CLASS - 2 Certificate of Correction / compliance filing

How the summonses fit together at this property

The summonses appear to describe different enforcement components of a broader alteration/occupancy issue: the record includes an occupancy or conversion allegation together with unpermitted construction or trade work. A coordinated review should compare the legal occupancy, plans and permit history before deciding whether restoration or legalization is practical, while keeping each summons's hearing date and evidence separate.

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 35727885L — Zoning / parking compliance

Normalized lookup key: 035727885L
OATH hearingNovember 2, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges a zoning, parking or use-related violation.

Record context: source category Zoning, severity CLASS - 2, issued June 1, 2026.

Full violation description from the source extract

ILLEGAL USE IN A COMMERCIAL DISTRICT. UNLICENSED PHYSICAL TREATMENT ESTABLISHMENT. A PROHIBITED USE PER ZR 12-10 OPERATING IN A C2-3 ZONING DISTRICT. DOING BUSINESS AS "GARDEN SPA" ON THE GROUND LEVEL WITH 4 ME

Issue date
June 1, 2026
Served date
June 1, 2026
Source violation type
Zoning
Severity
CLASS - 2
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 247 — ZR 32-00 ILLEGAL USE IN A COMMERCIAL DISTRICT
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning illegal use in a commercial district. unlicensed physical treatment establishment. a prohibited use per zr 12-10 operating in a c2-3 zoning district. doing business as "garden spa" on the ground level with 4 me.

What this violation means

This summons concerns zoning or parking/use requirements rather than only a construction-code defect. Resolution depends on the zoning district, legal use and the precise physical or operational condition cited.

What may be required to correct the condition

Review the zoning record, Certificate of Occupancy/legal-use documents and any approved plans before deciding whether the condition can remain. Depending on the issue, correction may involve restoring compliant use, revising layout/parking, or pursuing an appropriate zoning/building filing if legally available.

What the OATH hearing may involve

The hearing may involve the applicable zoning rule, the actual site/use configuration, approved plans, photographs and evidence showing whether the cited condition existed as alleged.

Possible defenses or factual issues worth investigating

Verify the zoning district and rule cited, whether the property's approved use/configuration differs from what the inspector observed, and whether any grandfathered or prior approved condition is documented.

Documents and evidence that may be useful

  • zoning map/district information
  • Certificate of Occupancy/legal-use records
  • approved site/floor plans
  • photographs
  • prior approvals or zoning determinations
Violation 2

Summons 35727886N — Occupancy / illegal conversion

Normalized lookup key: 035727886N
OATH hearingNovember 2, 20268:30 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 rear area and first floor.

Specific record details: rear area, first floor.

Full violation description from the source extract

OCCUPANCY CONTRARY TO THAT ALLOWED BY DOB RECORDS. ILLEGAL OCCUPANCY NOTED: AS PER C OF O #321309124F, 1ST FLOOR IS LEGALLY APPROVED AS A "STORE". AT TIME OF INSPECTION, OBSERVED REAR OF 1ST FLOOR ILLEGALLY CON

Issue date
June 1, 2026
Served date
June 1, 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 as per c of o #321309124f, 1st floor is legally approved as a "store". at time of inspection, observed rear of 1st floor illegally con.

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 3

Summons 35727887P — Vacate order compliance

Normalized lookup key: 035727887P
OATH hearingNovember 2, 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 first floor, Class A residential occupancy and Vacate Order.

Specific record details: first floor, Class A residential occupancy, Vacate Order. The description also references Vacate Order FROM.

Full violation description from the source extract

FAILURE TO OBEY A VACATE ORDER FROM THE COMMISSIONER. NOTED: AT THE TIME OF INSPECTION, OBSERVED 1ST FLOOR/GROUND FLOOR STILL OCCUPIED AS ANUNLICENSED PHYSICAL TREATMENT ESTABLISHMENT WITH A CLASS A APARTMENT A

Issue date
June 1, 2026
Served date
June 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 at the time of inspection, observed 1st floor/ground floor still occupied as anunlicensed physical treatment establishment with a class a apartment a.

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. Because the description identifies several physical components or locations, photographs and records should be matched to those specific details rather than submitted as general property evidence.

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
Violation 4

Summons 35727889Z — Plumbing or gas work without a permit

Normalized lookup key: 035727889Z
OATH hearingNovember 2, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges that plumbing and/or gas work was installed without the required permit. The inspector's description specifically references first floor and plumbing lines/fixtures.

Specific record details: first floor, plumbing lines/fixtures.

Full violation description from the source extract

WORK WITHOUT A PERMIT AT 1ST FLOOR. INSTALLED WATER AND WASTE LINES TOCREATE 2 SHOWER ROOMS. JOB PERMIT(#B00508009-I1) WAS APPROVED TO CAP/REMOVE PLUMBING FIXTURES AND LINES AND LETTER OF COMPLETION/SIGN-OFF WA

Issue date
June 1, 2026
Served date
June 2, 2026
Source violation type
Construction
Severity
CLASS - 2
Hearing status in source extract
PENDING
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 at 1st floor. installed water and waste lines tocreate 2 shower rooms. job permit(#b00508009-i1) was approved to cap/remove plumbing fixtures and lines and letter of completion/sign-off wa.

What this violation means

This summons concerns plumbing and/or gas work that DOB says was installed without the required permit. The cited fixtures, water/waste piping or gas piping should be compared with the legal plans and permit history.

What may be required to correct the condition

Depending on the condition, a New York City licensed master plumber and, where design work is involved, a registered design professional may need to determine whether the installation can be legalized or must be removed/restored. Permits, pressure/testing requirements, inspections and closeout may apply.

What the OATH hearing may involve

For the hearing, records showing whether the plumbing/gas scope was permitted, when it was installed, who performed it, and whether the cited fixtures or lines existed as described can be important. Correction evidence does not automatically resolve every hearing issue, but it can be relevant.

Possible defenses or factual issues worth investigating

Check existing plumbing/gas permits, approved plans, the exact fixtures and piping described, and whether the cited work is part of a broader occupancy or conversion condition. If gas piping is involved, do not assume it can remain without licensed review.

Documents and evidence that may be useful

  • plumbing/gas permits and approved plans
  • licensed-plumber records, invoices or test documentation
  • photographs of the cited fixtures and piping
  • inspection/sign-off records
  • proof of correction and Certificate of Correction materials where applicable
Violation 5

Summons 35727890X — Failure to maintain

Normalized lookup key: 035727890X
OATH hearingNovember 2, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges failure to maintain the cited building component or condition in a code-compliant manner. The inspector's description specifically references rear area, first floor and bedroom(s).

Specific record details: rear area, first floor, bedroom(s).

Full violation description from the source extract

FAILURE TO MAINTAIN BUILDING IN CODE-COMPLIANT MANNER. FAILURE TO PROVIDE NATURAL LIGHT AND VENTILATION FOR EVERY BEDROOM. NOTED: AT 1ST FLOOR(REAR), CREATED 1 ROOM USED AS SLEEPING QTRS WITHOUT REQUIRED NATURA

Issue date
June 1, 2026
Served date
June 2, 2026
Source violation type
Construction
Severity
CLASS - 1
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 102 — 28-301.1 FAILURE TO MAINTAIN BLDG IN CODE-COMPLIANT MANNER
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning at 1st floor(rear), created 1 room used as sleeping qtrs without required natura.

What this violation means

DOB is alleging failure to maintain the building or a building component in a code-compliant condition. The broad label matters less than the particular defect described by the inspector.

What may be required to correct the condition

The cited component should be inspected and repaired by the appropriate qualified contractor or licensed/registered professional where the work requires it. Permits or filings may be needed if the repair goes beyond ordinary maintenance.

What the OATH hearing may involve

The strongest factual material usually concerns the exact condition on the inspection date: photographs, maintenance records, professional reports, repair invoices and proof of correction.

Possible defenses or factual issues worth investigating

Focus on the precise component and location in the description, whether the defect existed as alleged, whether the owner/respondent controlled that area, and whether later inspection or repair records clarify the condition. Because the description identifies several physical components or locations, photographs and records should be matched to those specific details rather than submitted as general property evidence.

Documents and evidence that may be useful

  • dated photographs
  • maintenance and repair records
  • contractor or professional reports
  • permits/inspection records if repair work required them
  • proof of correction
Violation 6

Summons 35727891H — Vacate order compliance

Normalized lookup key: 035727891H
OATH hearingNovember 2, 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 front area and Vacate Order.

Specific record details: front area, Vacate Order. The description also references Vacate Order B124/23.

Full violation description from the source extract

REMOVED OR DEFACED A WRITTEN POSTED VACATE ORDER #B124/23 ISSUED ON 3/28/23. AS PER AFFIDAVIT OF VACATE ORDER, THE VACATE ORDER WAS INITIALLY POSTED ON "COMMERCIAL FRONT DOOR". NOW, AT THE TIME OF INSPECTION, O

Issue date
June 1, 2026
Served date
June 2, 2026
Source violation type
Construction
Severity
CLASS - 1
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 1G1 — 28-207.4.4 REMOVED OR DEFACED A WRITTEN POSTED VACATE ORDER
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning removed or defaced a written posted vacate order #b124/23 issued on 3/28/23. as per affidavit of vacate order, the vacate order was initially posted on "commercial front door". now, at the time of inspection, o.

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
Violation 7

Summons 39191273N — Certificate of Correction / compliance filing

Normalized lookup key: 039191273N
OATH hearingNovember 2, 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.

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. NO CERTIFICATE OF CORRECTION ON FILE FOR VIO#35668841M, AS OF 6/4/2026., FILE A CERTIFICATE

Issue date
June 4, 2026
Served date
June 4, 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. no certificate of correction on file for vio#35668841m, as of 6/4/2026., file a certificate.

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.

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
Property-specific resolution support

How Building Violation LLC may help at 2353 Coney Island Avenue, Brooklyn, NY 11223

For 2353 Coney Island Avenue, Brooklyn, NY 11223, the current source extract points to zoning / parking compliance, occupancy / illegal conversion, 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.

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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