(866) 545-4440 [email protected] New York City · OATH Hearings · November 2026
BUILDING VIOLATION™A service of Building Violation LLC · Code Compliance
November 2026 NYC DOB / ECB / OATH public-record review

31-38 77 Street, Queens, NY 11370 — November 2026 NYC OATH Hearing & Violation Information

The resolved public-record dataset associates 4 DOB/ECB OATH summonses with 31-38 77 Street, Queens, NY 11370. The source records identify occupancy / illegal conversion, failure to maintain, plumbing or gas work without a permit and a hearing date of November 5, 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 conversionFailure to maintainPlumbing or gas work without a permitWork without a permit

Property and hearing summary

Actual property address
31-38 77 Street, Queens, NY 11370
Borough
Queens
BIN
4025636
BBL
4011470028 (4/1147/28)
Hearing month
November 2026
Violations on this page
4
Verified hearing date(s) in source extract
November 5, 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
35720579L
Normalized: 035720579L		 November 5, 2026
8:30 AM		 CLASS - 2 Occupancy / illegal conversion
35720580Z
Normalized: 035720580Z		 November 5, 2026
8:30 AM		 CLASS - 1 Failure to maintain
35720581K
Normalized: 035720581K		 November 5, 2026
8:30 AM		 CLASS - 2 Plumbing or gas work without a permit
35720582M
Normalized: 035720582M		 November 5, 2026
8:30 AM		 CLASS - 1 Work without a permit

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. Several descriptions point to the same area (cellar), which is a sign the summonses may be factually connected. 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 35720579L — Occupancy / illegal conversion

Normalized lookup key: 035720579L
OATH hearingNovember 5, 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 cellar, Class A residential occupancy and dwelling/occupancy configuration.

Specific record details: cellar, Class A residential occupancy, dwelling/occupancy configuration.

Full violation description from the source extract

RESIDENCE CONVERTED, MAINTAINED OR OCCUPIED AS A DWELLING FOR MORE THAN LEGALLY APPROVED NUMBER OF FAMILIES AUTHORIZED BY DOB RECORDS. ILLEGAL OCCUPANCY NOTED: AT CELLAR LEVEL HAS CREATED AN ADDITIONAL "CLASS A

Issue date
June 27, 2025
Served date
February 27, 2026
Source violation type
Unknown
Severity
CLASS - 2
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 2K6 — 28-210.1 RESIDENCE CONVERTED MAINTAINED OR OCCUPIED AS A DWELLING FOR MORE THAN
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning at cellar level has created an additional "class a.

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. 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

  • 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 35720580Z — Failure to maintain

Normalized lookup key: 035720580Z
OATH hearingNovember 5, 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 cellar, bedroom(s) and Class A residential occupancy.

Specific record details: cellar, bedroom(s), Class A residential occupancy.

Full violation description from the source extract

FAILURE TO MAINTAIN BUILDING IN A CODE-COMPLIANT MANNER. FAILURE TO PROVIDE REQUIRED NATURAL LIGHT AND VENTILATION FOR EVERY BEDROOM. NOTED:AT CELLAR LEVEL HAVING CREATED A CLASS 'A' APARTMENT CONTAINING PERSON

Issue date
June 27, 2025
Served date
February 27, 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 cellar level having created a class 'a' apartment containing person.

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 3

Summons 35720581K — Plumbing or gas work without a permit

Normalized lookup key: 035720581K
OATH hearingNovember 5, 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 cellar, bathroom fixtures, kitchen and plumbing lines/fixtures.

Specific record details: cellar, bathroom fixtures, kitchen, plumbing lines/fixtures.

Full violation description from the source extract

WORK WITHOUT A PERMIT. WORK NOTED: AT CELLAR LEVEL ILLEGALLY INSTALLEDWATER AND WASTE LINES TO CREATE A 3-PIECE BATHROOM AND KITCHEN SINK. NOTE: AUDIT FAILED ON 06/13/2003. REMEDY: OBTAIN PERMIT.

Issue date
June 27, 2025
Served date
February 27, 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 at cellar level illegally installedwater and waste lines to create a 3-piece bathroom and kitchen sink. note: audit failed on 06/13/2003.

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. 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

  • 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 4

Summons 35720582M — Work without a permit

Normalized lookup key: 035720582M
OATH hearingNovember 5, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges that construction or alteration work was performed without the required permit. The inspector's description specifically references cellar, rear area and brick/masonry condition.

Specific record details: cellar, rear area, brick/masonry condition.

Full violation description from the source extract

WORK WITHOUT A PERMIT. WORK NOTED: AT CELLAR LEVEL, REMOVE GARAGE DOORAT REAR OF THE PREMISES AND INSTALLED BRICK WALL WITH MORTAR JOINTS WITH WINDOW AND DOOR AND LOCK. NOTE: AUDIT FAILED ON 06/13/2003. REMEDY:

Issue date
June 27, 2025
Served date
February 27, 2026
Source violation type
Construction
Severity
CLASS - 1
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 101 — 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 at cellar level, remove garage doorat rear of the premises and installed brick wall with mortar joints with window and door and lock. note: audit failed on 06/13/2003.

What this violation means

DOB is alleging that construction or alteration work occurred without the permit required for that scope. The key resolution question is whether the current condition can be legalized, is already covered by an existing approval, or must be restored/removed.

What may be required to correct the condition

Research the permit and approved-plan history before choosing a cure. If the work can legally remain, a registered architect or professional engineer may need to prepare or amend drawings and coordinate permits; licensed trades may be required for regulated work. If legalization is not viable, restoration to an approved condition may be the faster path.

What the OATH hearing may involve

Hearing preparation should focus on the actual scope observed, the permit record in effect on the inspection date, whether the cited work matches an approved filing, who was responsible for the work, and any photographs or records showing the condition before or after correction.

Possible defenses or factual issues worth investigating

Compare the inspector's description to the approved plans and permit scope, determine when the work was performed, and verify whether the work was exempt, previously approved, or later legalized. None of those possibilities should be assumed without records. 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

  • DOB permit/application history
  • approved plans and amendments
  • photographs of the cited work
  • contracts, invoices and contractor records
  • proof of restoration/legalization and any inspection or sign-off records
Property-specific resolution support

How Building Violation LLC may help at 31-38 77 Street, Queens, NY 11370

For 31-38 77 Street, Queens, NY 11370, the current source extract points to occupancy / illegal conversion, failure to maintain, plumbing or gas work without a permit. 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 Work-without-permit resolution
Start Property Review Call (866) 545-4440 [email protected]
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