(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

98-18 103 Avenue, Queens, NY 11417 — November 2026 NYC OATH Hearing & Violation Information

The resolved public-record dataset associates 3 DOB/ECB OATH summonses with 98-18 103 Avenue, Queens, NY 11417. The source records identify dob/oath code-compliance issue, work without a permit, occupancy / illegal conversion 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.

DOB/OATH code-compliance issueWork without a permitOccupancy / illegal conversion

Property and hearing summary

Actual property address
98-18 103 Avenue, Queens, NY 11417
Borough
Queens
BIN
4438523
BBL
4091210009 (4/9121/9)
Hearing month
November 2026
Violations on this page
3
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 summonsHearing date / timeSeverityRecord category
39203295J
Normalized: 039203295J		 November 17, 2026
8:30 AM		 CLASS - 2 DOB/OATH code-compliance issue
39203296L
Normalized: 039203296L		 November 17, 2026
9:30 AM		 CLASS - 2 Work without a permit
39203308J
Normalized: 039203308J		 November 17, 2026
8:30 AM		 CLASS - 2 Occupancy / illegal conversion

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 39203295J — DOB/OATH code-compliance issue

Normalized lookup key: 039203295J
OATH hearingNovember 17, 20268:30 AM
Source-record facts

What DOB alleges

DOB alleges a dob/oath code-compliance issue condition.

Record context: source category Construction, severity CLASS - 2, issued September 8, 2026.

Full violation description from the source extract

FAILURE TO CONDUCT A FINAL INSPECTION OF PERMITTED WORK WITH THE DEPARTMENT: RESPONDENT OBTAINED PERMIT #4200006567 WHICH EXPIRED ON 01/25/2012, PERMIT HAS NOT BEEN SIGNED OFF WITHIN 1 YEAR FOLLOWING ITS EXPIRA

Issue date
September 8, 2026
Served date
September 8, 2026
Source violation type
Construction
Severity
CLASS - 2
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 2G1 — 28-116.2.4.2 FAIL TO CONDUCT/FILE A FINAL INSPECTION OF PERMITTED WORK WITH THE DEP
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning failure to conduct a final inspection of permitted work with the department: respondent obtained permit #4200006567 which expired on 01/25/2012, permit has not been signed off within 1 year following its expira.

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.

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
Violation 2

Summons 39203296L — Work without a permit

Normalized lookup key: 039203296L
OATH hearingNovember 17, 20269:30 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 exposure 2.

Specific record details: exposure 2.

Full violation description from the source extract

WORK WITHOUT A PERMIT: AT THE TIME OF INSPECTION, OBSERVED AT EXPOSURE 2 OF PROPERTY, 2 SIDEWALK CURB CUTS. ONE MEASURING APPROXIMATELY 24 FEET AND ANOTHER MEASURING APPROXIMATELY 50 FEET. DOB RECORDS INDICATE

Issue date
September 8, 2026
Served date
September 8, 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 the time of inspection, observed at exposure 2 of property, 2 sidewalk curb cuts. one measuring approximately 24 feet and another measuring approximately 50 feet. DOB records indicate.

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
Violation 3

Summons 39203308J — Occupancy / illegal conversion

Normalized lookup key: 039203308J
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 Certificate of Occupancy / legal-use record.

Specific record details: Certificate of Occupancy / legal-use record.

Full violation description from the source extract

ALTERED/CHANGED BUILDING OCCUPIED WITHOUT A VALID C OF O: AT THE TIME OF INSPECTION, OBSERVED PREMISES OCCUPIED AND IN USE AS TRAINING FACILITY. JOB #4200006567 TO AMEND CERTIFICATE OF OCCUPANCY HAS NOT BEEN SI

Issue date
September 8, 2026
Served date
September 8, 2026
Source violation type
Construction
Severity
CLASS - 2
Hearing status in source extract
PENDING
Infraction / law references in source extract:
  • 208 — 28-118.3 ALTER/CHANGE BLDG OCCUP W/O VALID C/O PER 28-118.3.1,28-118.3.2
General explanation / matters to verify

Record-specific focus: Before choosing a correction or hearing strategy, verify the source allegation concerning altered/changed building occupied without a valid c of o: at the time of inspection, observed premises occupied and in use as training facility. job #4200006567 to amend certificate of occupancy has not been si.

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
Property-specific resolution support

How Building Violation LLC may help at 98-18 103 Avenue, Queens, NY 11417

For 98-18 103 Avenue, Queens, NY 11417, the current source extract points to dob/oath code-compliance issue, work without a permit, occupancy / illegal conversion. 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 Work-without-permit resolution Illegal occupancy / conversion review
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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