(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

85-47 168 Place, Queens, NY 11432 — November 2026 NYC OATH Hearing & Violation Information

The resolved public-record dataset associates 4 DOB/ECB OATH summonses with 85-47 168 Place, Queens, NY 11432. The source records identify failure to maintain, occupancy / illegal conversion, plumbing or gas work without a permit and a hearing date of November 9, 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.

Failure to maintainOccupancy / illegal conversionPlumbing or gas work without a permitDOB/OATH code-compliance issue

Property and hearing summary

Actual property address
85-47 168 Place, Queens, NY 11432
Borough
Queens
BIN
4210748
BBL
4098520011 (4/9852/11)
Hearing month
November 2026
Violations on this page
4
Verified hearing date(s) in source extract
November 9, 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
35685957Z
Normalized: 035685957Z		 November 9, 2026
8:30 AM		 CLASS - 1 Failure to maintain
35685958K
Normalized: 035685958K		 November 9, 2026
8:30 AM		 CLASS - 1 Occupancy / illegal conversion
35685959M
Normalized: 035685959M		 November 9, 2026
8:30 AM		 CLASS - 1 Plumbing or gas work without a permit
35685960J
Normalized: 035685960J		 November 9, 2026
8:30 AM		 CLASS - 1 DOB/OATH code-compliance issue

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 35685957Z — Failure to maintain

Normalized lookup key: 035685957Z
OATH hearingNovember 9, 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 gas piping.

Specific record details: gas piping.

Full violation description from the source extract

AT TIME OF INSPECTION OBSERVED UNCAPPED GAS LINE THAT IS NOT CONNECTEDTO ANY APPLIANCE AT THIS TIME. REMEDY: REPAIR AND/OR REPLACE.

Issue date
May 15, 2026
Served date
May 15, 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 the inspection OBSERVED UNCAPPED GAS LINE THAT IS NOT CONNECTEDTO ANY APPLIANCE AT THIS TIME.

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. Because plumbing or gas components are described, a licensed-trade review may be needed even if the main summons is categorized differently.

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.

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 2

Summons 35685958K — Occupancy / illegal conversion

Normalized lookup key: 035685958K
OATH hearingNovember 9, 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 bedroom(s) and bathroom fixtures.

Specific record details: bedroom(s), bathroom fixtures.

Full violation description from the source extract

OCCUPANCY CONTRARY. AT TIME OF INSPECTION OBSERVED ATTIC LEVEL SET UP AND ARRANGED AS LIVING QUARTERS. OBSERVED KITCHENETTE W/ REFRIGERATOR AND MICROWAVE. 3 PIECE BATHROOM AND BEDROOM. REMEDY: COMPLY W/ C OF O

Issue date
May 15, 2026
Served date
May 15, 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 at the inspection OBSERVED ATTIC LEVEL SET UP AND ARRANGED AS LIVING QUARTERS. OBSERVED KITCHENETTE W/ REFRIGERATOR AND MICROWAVE. 3 PIECE BATHROOM AND BEDROOM.

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 35685959M — Plumbing or gas work without a permit

Normalized lookup key: 035685959M
OATH hearingNovember 9, 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 partition walls, bedroom(s) and bathroom fixtures.

Specific record details: partition walls, bedroom(s), bathroom fixtures.

Full violation description from the source extract

WORK W/O PERMIT. AT TIME OF INSPECTION OBSERVED AT ATTIC LEVEL, FULL HEIGHT PARTITIONS CREATING 3 PIECE BATHROOM, KITCHENETTE AND BEDROOM. REMEDY: OBTAIN PERMIT.

Issue date
May 15, 2026
Served date
May 15, 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 the inspection OBSERVED AT ATTIC LEVEL, FULL HEIGHT PARTITIONS CREATING 3 PIECE BATHROOM, KITCHENETTE AND BEDROOM.

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 35685960J — DOB/OATH code-compliance issue

Normalized lookup key: 035685960J
OATH hearingNovember 9, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges a dob/oath code-compliance issue condition. The inspector's description specifically references electrical wiring/equipment.

Specific record details: electrical wiring/equipment.

Full violation description from the source extract

FAILURE TO COMPLY WITH COMMISSIONER'S ORDER. A FAILURE TO CORRECT CERTIFY SUMMONS. #35634393M AND 35358949K. UNAPPROVED UNSAFE, ELECTRICAL EQUIPMENT APPARATUS. DEVICES APPLIANCES, MATERIALS OR WIRING IN USE THR

Issue date
May 15, 2026
Served date
May 15, 2026
Source violation type
Construction
Severity
CLASS - 1
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 187 — 28-201.1 UNLAWFUL ACTS. FAILURE TO COMPLY WITH AN ORDER OF THE COMMISSIONER
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning failure to comply with commissioner's order. a failure to correct certify summons. #35634393m and 35358949k. unapproved unsafe, electrical equipment apparatus. devices appliances, materials or wiring in use thr.

What this violation means

This summons is a DOB/OATH code-compliance matter. The source description—not the category label alone—should control the factual review, because similarly classified summonses can involve very different physical conditions.

What may be required to correct the condition

Start by verifying the cited condition against the current site and DOB record, then identify the qualified contractor, licensed trade or registered design professional—if any—needed for correction, permits, inspection or closeout. Because electrical work is mentioned, any correction plan should separately verify whether licensed electrical work, filing or inspection is required.

What the OATH hearing may involve

Hearing preparation should focus on the facts alleged, the condition on the inspection date, permit/approval history, responsibility for the cited area, and any reliable evidence of correction or contrary facts.

Possible defenses or factual issues worth investigating

Review the exact allegation, cited code section, location, permit/approval history and any later agency activity. Avoid assuming a defense or correction path before the current record is checked.

Documents and evidence that may be useful

  • the summons and current OATH status
  • dated photographs
  • relevant DOB permits/plans/violations
  • contracts, invoices or professional reports tied to the cited condition
  • proof of correction where available
Property-specific resolution support

How Building Violation LLC may help at 85-47 168 Place, Queens, NY 11432

For 85-47 168 Place, Queens, NY 11432, the current source extract points to failure to maintain, occupancy / illegal conversion, 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.

Violation and property-record research OATH / ECB hearing preparation and representation Illegal occupancy / conversion review Work-without-permit resolution
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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