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

86-22 Broadway, Queens, NY 11373 — November 2026 NYC OATH Hearing & Violation Information

The resolved public-record dataset associates 4 DOB/ECB OATH summonses with 86-22 Broadway, Queens, NY 11373. The source records identify zoning / parking compliance, occupancy / illegal conversion, work without a permit and a hearing date of November 17, 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 conversionWork without a permit

Property and hearing summary

Actual property address: 86-22 Broadway, Queens, NY 11373
Borough: Queens
BIN: 4038767
BBL: 4015490020 (4/1549/20)
Hearing month: November 2026
Violations on this page: 4
Verified hearing date(s) in source extract: November 17, 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 summons	Hearing date / time	Severity	Record category
35727963H Normalized: 035727963H	November 17, 2026 8:30 AM	CLASS - 2	Zoning / parking compliance
35727964J Normalized: 035727964J	November 17, 2026 8:30 AM	CLASS - 2	Zoning / parking compliance
35727965L Normalized: 035727965L	November 17, 2026 8:30 AM	CLASS - 2	Occupancy / illegal conversion
35727966N Normalized: 035727966N	November 17, 2026 8:30 AM	CLASS - 2	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. 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 35727963H — Zoning / parking compliance

Normalized lookup key: 035727963H

OATH hearingNovember 17, 20268:30 AM

Source-record facts

What DOB alleges

DOB alleges a zoning, parking or use-related violation. The inspector's description specifically references second floor.

Specific record details: second floor.

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 C1-2 ZONINGDISTRICT ON 2ND FLOOR UNIT 201 AS "YAN RAN SPA". NOTED: AN INDIVIDUAL

Issue date: June 5, 2026
Served date: June 5, 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 an individual.

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 35727964J — Zoning / parking compliance

Normalized lookup key: 035727964J

OATH hearingNovember 17, 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 5, 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 C1-2 ZOININGDISTRICT ON SECOND FLOOR UNIT 202 AS "TY SPA". NOTED: AN INDIVIDUAL OF

Issue date: June 5, 2026
Served date: June 5, 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 an individual of.

What this violation means

What may be required to correct the condition

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

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 3

Summons 35727965L — Occupancy / illegal conversion

Normalized lookup key: 035727965L

OATH hearingNovember 17, 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 second floor.

Specific record details: second floor.

Full violation description from the source extract

OCCUPANCY CONTRARY TO THAT ALLOWED BY THE DEPT OF BUILDINGS RECORDS. ILLEGAL OCCUPANCY NOTED: AT 2ND FLOOR HAVING CREATED 2 MASSAGE PARLORS/AMBULATORY HEALTH CARE USE AND A TRAVEL AGENCY CONTRARY TO DOB RECORDS

Issue date: June 5, 2026
Served date: June 5, 2026
Source violation type: Construction
Severity: CLASS - 2
Hearing status in source extract: PENDING

Infraction / law references in source extract:

203 — 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 2nd floor having created 2 massage parlors/ambulatory health care use and a travel agency contrary to DOB records.

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 4

Summons 35727966N — Work without a permit

Normalized lookup key: 035727966N

OATH hearingNovember 17, 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 second floor and partition walls.

Specific record details: second floor, partition walls.

Full violation description from the source extract

WORK WITHOUT PERMIT. ILLEGAL WORK NOTED: ERECTED PARTITION WALLS TO CREATE 5 MASSAGE ROOMS AT UNITS 201 AND 202 ON THE 2ND FLOOR. REMEDY: OBTAIN PERMIT.

Issue date: June 5, 2026
Served date: June 5, 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 erected partition walls to create 5 massage rooms at units 201 and 202 on the 2nd floor.

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.

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 86-22 Broadway, Queens, NY 11373

For 86-22 Broadway, Queens, NY 11373, the current source extract points to zoning / parking compliance, occupancy / illegal conversion, 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

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.

Verify OATH summons informationSearch by summons number, address or name in the official OATH Summons Finder.
Check DOB property records in BISReview DOB property profile, OATH/ECB violations, complaints, applications and other BIS records.
Review NYC DOB guidance for resolving a summons or violationOfficial DOB overview of OATH summons and DOB violation resolution.
Review Certificate of Correction guidanceOfficial DOB Certificate of Correction information and current process guidance.

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