What DOB is alleging at this property
This October hearing page is not just a schedule entry. The supplied DOB extract contains 8 summons records for this property identifier. The charge mix is: 3 Work Without a Permit summonses; 2 Illegal Occupancy / Conversion summonses; Electrical Work / Electrical Permit; Failure to Maintain; Zoning / Parking / Use. The hearing date is October 16, 2026; the source issue date(s) are August 4, 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.
Illegal Occupancy / Conversion — Summons 39199147Z
CLASS - 1 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: RESIDENCE CONVERTED FROM A 2 TO 4 FAMILY NFP DWELLING. NOTED: AT BSMT - LEVEL SUB-DIVIDED FRONT & REAR TO CREATE 2 APTS. BOTH WITH 3 PC BTHRM; KITCHEN WITH GAS STOVE, RESIDENTIAL SINK; 1 BDRM AT FRONT; SLEEPING
Cited provision(s): 1J3 — 28-210.1 RESIDENCE CONVERTED MAINTAINED OR OCCUPIED AS A DWELLING FOR MORE THAN; 172 — 28-202.1 ADDITIONAL DAILY PENALTY FOR CLASS 1 VIOLATION OF 28-210.1 OR 28-210.2
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
Work Without a Permit — Summons 39199150J
CLASS - 2 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: W/O PERMIT. NOTED: 1. AT BSMT - FULL HEIGHT PARTITION WALLS ERECTED TO SUB-DIVIDE LEVEL FRONT & REAR; TO CREATE A BDRM, 2 BTHRMS, CLOSETS THROUGHOUT: 2. ADDL'T CURB-CUT AT FRONT OF PREMISES APPRX 10'., OBTAIN A
Cited provision(s): 201 — 28-105.1 WORK WITHOUT A PERMIT
How this type of condition is typically resolved
The correction path usually starts by determining whether the observed work required a permit and whether the condition can legally remain. If it can remain, legalization may require plans, a filing, permit, inspections and closeout; if it cannot or the owner does not want to legalize it, restoration to a lawful condition may be required.
Hearing issues to verify
- Did a valid permit already cover the exact work described by the inspector on the issue date?
- Was the cited activity actually permit-required work, or was it maintenance / exempt work under the applicable facts?
- Do the approved drawings, permit scope and inspection history match the condition the inspector described?
- If a Stop Work Order was issued, was the work stopped and was any later work performed only after the required authorization?
Evidence that may matter
- Permit and DOB NOW/BIS job records that predate the inspection
- Approved plans and amendments showing the cited work
- Dated photographs of the condition and construction stage
- Contracts, invoices and contractor statements establishing what work was actually performed
- Inspection / sign-off records if the work was subsequently legalized
Work Without a Permit — Summons 39199145P
CLASS - 1 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: W/O A PERMIT. NOTED: AT BSMT & 1ST FLR LEVELS - ELECTRICAL WIRING INSTALLED FOR ADDL'T LIGHTS, OUTLETS, SWITCHES, BRANCH CIRCUITS., OBTAIN PERMIT
Cited provision(s): 1C9 — 27-3018(B) ELECTRICAL WORK WITHOUT A PERMIT
How this type of condition is typically resolved
The correction path usually starts by determining whether the observed work required a permit and whether the condition can legally remain. If it can remain, legalization may require plans, a filing, permit, inspections and closeout; if it cannot or the owner does not want to legalize it, restoration to a lawful condition may be required.
Hearing issues to verify
- Did a valid permit already cover the exact work described by the inspector on the issue date?
- Was the cited activity actually permit-required work, or was it maintenance / exempt work under the applicable facts?
- Do the approved drawings, permit scope and inspection history match the condition the inspector described?
- If a Stop Work Order was issued, was the work stopped and was any later work performed only after the required authorization?
Evidence that may matter
- Permit and DOB NOW/BIS job records that predate the inspection
- Approved plans and amendments showing the cited work
- Dated photographs of the condition and construction stage
- Contracts, invoices and contractor statements establishing what work was actually performed
- Inspection / sign-off records if the work was subsequently legalized
Work Without a Permit — Summons 39199148K
CLASS - 1 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: W/O A PERMIT. NOTED: AT BSMT - WATER & WASTE LINES INSTALLED FOR (2) 3 PC BTHRMS (TOILETS, SINKS, SHOWERS), 2 RESIDENTIAL SINKS AT KITCHEN AREA'S, WASHER AT FRONT. 2 GAS LINES INSTALLED FOR STOVES., OBTAIN PERM
Cited provision(s): 101 — 28-105.1 WORK WITHOUT A PERMIT
How this type of condition is typically resolved
The correction path usually starts by determining whether the observed work required a permit and whether the condition can legally remain. If it can remain, legalization may require plans, a filing, permit, inspections and closeout; if it cannot or the owner does not want to legalize it, restoration to a lawful condition may be required.
Hearing issues to verify
- Did a valid permit already cover the exact work described by the inspector on the issue date?
- Was the cited activity actually permit-required work, or was it maintenance / exempt work under the applicable facts?
- Do the approved drawings, permit scope and inspection history match the condition the inspector described?
- If a Stop Work Order was issued, was the work stopped and was any later work performed only after the required authorization?
Evidence that may matter
- Permit and DOB NOW/BIS job records that predate the inspection
- Approved plans and amendments showing the cited work
- Dated photographs of the condition and construction stage
- Contracts, invoices and contractor statements establishing what work was actually performed
- Inspection / sign-off records if the work was subsequently legalized
Illegal Occupancy / Conversion — Summons 39199151L
CLASS - 2 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: CONTRARY TO C-OF-O WHICH INDICATES AN ATTACHED GARAGE FOR PARKING: AT TIME OF INSPECTION - PLANTING WAS OBSERVED REMOVED 100%, REPLACED WITH CONCRETE AT EXPOSURE'S 3 & 4; CREATING AN ILLEGAL DRIVEWAY FOR PARKIN
Cited provision(s): 203 — 28-118.3.2 OCC CONTRARY TO THAT ALLOWED BY THE C OF O OR DOB RECORDS
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
Electrical Work / Electrical Permit — Summons 39199146R
CLASS - 1 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: FAILURE TO MAINTAIN BUILDING IN CODE COMPLIANT MANNER. NOTED: AT TIME OF INSPECTION AT 1ST FLR: 1. CEILING BTHRM LIGHT FIXTURE OBSERVED LOOSE & HANGING WITH FALL POTENTIAL; 2. ELECTRICAL WIRING IN WIRE MOLD OBS
Cited provision(s): 102 — 28-301.1 FAILURE TO MAINTAIN BLDG IN CODE-COMPLIANT MANNER
How this type of condition is typically resolved
Electrical charges generally require determining whether the cited installation was permitted and performed under the required licensed-electrical process, then correcting unsafe or unapproved work and obtaining any required inspection/acceptance.
Hearing issues to verify
- Was there an active electrical application/permit covering the cited wiring or equipment?
- Was the condition already corrected or disconnected before the inspection date?
- Does the cited equipment/location match the permitted scope and electrical inspection record?
Evidence that may matter
- Electrical permit/application and inspection records
- Licensed electrician invoice, letter or work order
- Photographs of wiring/equipment before and after correction
- Testing, certification or utility documentation where relevant
Failure to Maintain — Summons 39199149M
CLASS - 1 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: FAILURE TO MAINTAIN BUILDING IN CODE COMPLIANT MANNER: USE OF PROHIBITED DOOR AND/OR HARDWARE PER BC 1008.1.8; 27-371(J). NOTED: AT TIME OF INSPECTION - BSMT FRONT ENTRY STORM-DOOR WAS OBSERVED EQUIPPED WITH A
Cited provision(s): 126 — 28-301.1 FAILURE TO MAINTAIN BUILDING IN CODE-COMPLIANT MANNER: USE OF PROHIBIT
How this type of condition is typically resolved
Failure-to-maintain charges are fact-specific. The owner should identify the exact building component or service equipment cited, repair the condition, and document the repair with evidence tied to the inspection location/date.
Hearing issues to verify
- Does the description accurately identify the component, location and condition?
- Was the condition already repaired or not present when the summons was issued?
- Was another party responsible for maintenance under facts that are legally relevant to the respondent's liability?
Evidence that may matter
- Dated before/after photographs
- Repair invoices and contractor statements
- Professional inspection/report when structural or technical conditions are involved
- Maintenance logs and prior inspection records
Zoning / Parking / Use — Summons 39199152N
CLASS - 3 · Issued August 4, 2026; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: VIOLATION OF PARKING REGULATIONS IN A R6 - GENERAL RESIDENTIAL DISTRICT. NOTED: AT TIME OF INSPECTION - 5 VEHICLES WERE OBSERVED PARKED AT EXPOSURE'S 3 & 4., CONFORM TO PARKING REGULATIONS
Cited provision(s): 383 — ZR 25-41 VIOLATION OF PARKING REGULATIONS IN A RESIDENTIAL DISTRICT
How this type of condition is typically resolved
Zoning charges require comparing the observed use, parking arrangement or physical condition to the applicable zoning district, lawful occupancy and any prior approvals or variances. Correction can mean stopping the use, restoring required parking, or pursuing a lawful approval if available.
Hearing issues to verify
- Is the cited zoning district/use classification correct for this lot?
- Was the alleged use actually occurring on the issue date?
- Is there a prior BSA/CPC/DOB approval, variance or grandfathered condition relevant to the charge?
Evidence that may matter
- Zoning map and ZOLA/property records
- Certificate of Occupancy / approved plans
- Survey or parking layout
- Prior approvals, variances, permits and dated photographs
Case-specific next step
For this property, the first paid review should reconcile the 8 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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