What DOB is alleging at this property
This October hearing page is not just a schedule entry. The supplied DOB extract contains 4 summons records for this property identifier. The charge mix is: 2 Vacate Order summonses; Façade / Exterior Wall; Illegal Occupancy / Conversion. The hearing date is October 2, 2026; the source issue date(s) are July 20, 2026.
Important: The discussion below identifies correction paths, hearing issues and evidence worth investigating from the summons data. It does not state that a defense will succeed. OATH decides liability from the evidence and law presented in the case.
Vacate Order — Summons 39196744N
CLASS - 1 · Issued July 20, 2026; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: FAILURE TO OBEY A VACATE ORDER FROM THE COMMISSIONER PER 28-207.4. NOTED: AT TIME OF INSPECTION - BSMT APTS B2 & B3 WERE OBSERVED OCCUPIED CONTRARY TO VACATE ORDER X173/2020 BY FEMALE OCCUPANTS., COMPLY WITH VA
Cited provision(s): 1F9 — 28-207.4 FAILURE TO OBEY A VACATE ORDER
How this type of condition is typically resolved
Vacate-order matters require confirming the exact areas and occupants covered by the order, correcting the conditions that caused the order, completing any required permits/inspections, and obtaining formal agency authorization before reoccupancy.
Hearing issues to verify
- Does the summons identify the correct premises/area and the same vacate order reflected in agency records?
- Was the area occupied on the cited date, and by whom?
- Had the agency already rescinded or modified the vacate order before the alleged occupancy?
Evidence that may matter
- Vacate Order and rescission/modification documents
- DOB/HPD records showing status and affected areas
- Photographs, access logs, leases or occupancy records
- Professional reports / inspection results documenting correction
Façade / Exterior Wall — Summons 39196748K
CLASS - 1 · Issued July 20, 2026; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: FAILURE TO MAINTAIN BUILDING WALL(S) OR APPURTENANCES. NOTED: AT TIME OF INSPECTION - BRICK FACADE AT EXPOSURE 4 WAS OBSERVED WITH VERTICAL CRACK FROM ROOF TO BELOW 4TH FLR: LOOSE BRICKS AT ROOF LEVEL. CONDITIO
Cited provision(s): 104 — 28-302.1 FAILURE TO MAINTAIN BLDG WALL(S) OR APPURTENANCES
How this type of condition is typically resolved
Exterior-wall charges usually require a competent inspection of the cited façade/appurtenance, repair of unsafe or deteriorated conditions, and—when the building is subject to FISP—the appropriate QEWI report or amended filing.
Hearing issues to verify
- Does the inspector's description match the actual exposure, floor and defect?
- Was the condition already repaired or protected before the summons date?
- Was there a current FISP/QEWI filing addressing the same condition?
Evidence that may matter
- QEWI report, FISP filing or amended report
- Close-up and elevation photographs identifying the exact defect
- Repair proposals, invoices and completion records
- Engineer/architect letter and inspection documentation
Vacate Order — Summons 39196745P
CLASS - 1 · Issued July 20, 2026; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: REMOVED OR DEFACED A WRITTEN POSTED VACATE ORDER. NOTED: AT TIME OF INSPECTION - VACATE STICKERS & PVO POSTED AT FRONT ENTRY DOOR AS PER COMPLAINT # 2308942, WERE OBSERVED HAVING BEEN REMOVED., COMPLY WITH CODE
Cited provision(s): 1G1 — 28-207.4.4 REMOVED OR DEFACED A WRITTEN POSTED VACATE ORDER
How this type of condition is typically resolved
Vacate-order matters require confirming the exact areas and occupants covered by the order, correcting the conditions that caused the order, completing any required permits/inspections, and obtaining formal agency authorization before reoccupancy.
Hearing issues to verify
- Does the summons identify the correct premises/area and the same vacate order reflected in agency records?
- Was the area occupied on the cited date, and by whom?
- Had the agency already rescinded or modified the vacate order before the alleged occupancy?
Evidence that may matter
- Vacate Order and rescission/modification documents
- DOB/HPD records showing status and affected areas
- Photographs, access logs, leases or occupancy records
- Professional reports / inspection results documenting correction
Illegal Occupancy / Conversion — Summons 39196743L
CLASS - 1 · Issued July 20, 2026; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: ALTERED/CHANGED BUILDING OCCUPIED W/O A VALID CERTIFICATE OF OCCUPANCY AS PER 28-118.3.1-28-118.3.2. NOTED: AT TIME OF INSPECTION BSMT APTS B2 & B3 WERE OBSERVED OCCUPIED IN-COMPLIANCE WITH TCO # 200157427 WHIC
Cited provision(s): 108 — 28-118.3 ALTER/CHANGE BLDG OCCUP W/O VALID C/O PER 28-118.3.1,28-118.3.2
How this type of condition is typically resolved
The key question is whether the observed occupancy or layout matches the lawful use of the premises. Resolution may require restoring the prior lawful layout/use or, when legally feasible, filing plans and obtaining approvals to legalize the condition.
Hearing issues to verify
- What use and number of dwelling/occupancy units are shown by the Certificate of Occupancy, Schedule of Occupancy or other lawful-use records?
- Did the inspector accurately identify how the space was being used on the cited date?
- Was the cited space actually occupied as alleged, or were the observed beds, kitchens, locks or partitions consistent with another lawful use?
- Is there an approved filing or historical record supporting the present use?
Evidence that may matter
- Certificate of Occupancy / Schedule of Occupancy and approved plans
- Historic occupancy records, permits and prior approved layouts
- Dated photographs and floor plans
- Leases, tenant records or sworn statements concerning actual use
- Permits/inspection records if the condition was legalized or restored
Case-specific next step
For this property, the first paid review should reconcile the 4 October summons records against the current OATH/DOB record, identify which alleged conditions remain open, and separate the hearing defense from the DOB correction / certification work. That prevents paying for correction work that does not address the actual charge—or appearing at OATH without the documents needed for the cited condition.
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