What DOB is alleging at this property
This October hearing page is not just a schedule entry. The supplied DOB extract contains 9 summons records for this property identifier. The charge mix is: 2 Work Without a Permit summonses; 2 Certificate of Correction / Commissioner Order summonses; Egress / Exit Obstruction; Illegal Occupancy / Conversion; Other Building / Code Compliance; Failure to Maintain; Zoning / Parking / Use. The hearing dates are October 16, 2026, October 2, 2026, October 9, 2026; the source issue date(s) are February 18, 2025, January 27, 2026, June 3, 2025, May 30, 2025, October 18, 2024.
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.
Egress / Exit Obstruction — Summons 35667961M
CLASS - 1 · Issued February 18, 2025; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: FAILURE TO PROVIDE UNOBSTRUCTED EXIT PASSAGEWAY. NOTED: AT THE TIME OFINSPECTION OBSERVED AT CELLAR LEVEL REAR EXIT DOOR BLOCKED BY MATERIALS AND ALSO LOCKED WITH DEVICE FROM OTHER SIDE, UNABLE TO OPEN EXIT DOO
Cited provision(s): 127 — 27-369,BC 1020.2 FAIL TO PROVIDE UNOBSTRUCTED EXIT PASSAGEWAY
How this type of condition is typically resolved
Egress charges are generally corrected by removing the obstruction or restoring the required exit width/path and then documenting that the means of egress is clear and code compliant.
Hearing issues to verify
- Was the cited passageway actually required egress for the affected occupancy?
- Did the alleged obstruction exist when the inspector observed it?
- Was the condition immediately removed and can the timing be documented?
Evidence that may matter
- Dated photographs showing the exit path
- Approved floor/egress plans
- Building or security logs
- Statements or work records documenting removal of stored items/obstructions
Illegal Occupancy / Conversion — Summons 35667962Y
CLASS - 1 · Issued February 18, 2025; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE CERTIFICATE OF OCCUPANCY. NOTED: CERTIFICATE OF OCCUPANCY ON DOB RECORDS INDICATES CELLAR LEVEL ASOFFICE SPACE AT TIME OF INSPECTION OBSERVED CELLAR CONVERTED INTO MASS
Cited provision(s): 103 — 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
Work Without a Permit — Summons 35667963X
CLASS - 2 · Issued February 18, 2025; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: WORK WITHOUT PERMIT. NOTED: AT TIME OF INSPECTION OBSERVED AT CELLAR LEVEL ERECTED FULL HEIGHT PARTITIONS FOR 3 ROOMS. REMEDY: OBTAIN ALL PERMITS.
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
Certificate of Correction / Commissioner Order — Summons 39149415K
CLASS - 2 · Issued May 30, 2025; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: FAILURE TO SUBMIT CERTIFICATE OF CORRECTION FOR VIOLATION # 35667962Y, FILE A CERTIFICATE OF CORRECTION
Cited provision(s): 263 — AC 28-204.4 FAIL TO COMPLY W/COMMISSIONER ORDER TO FILE CERT OF CORRECTION W/DOB
How this type of condition is typically resolved
This charge focuses on failure to complete or document the DOB correction process for an earlier summons. The practical task is usually to identify the underlying summons, confirm that its physical condition was actually corrected, and complete the current DOB Certificate of Correction requirements with the supporting proof and any applicable civil-penalty documentation.
Hearing issues to verify
- Was a Certificate of Correction already submitted or approved for the underlying summons before this charge was issued?
- Does DOB's record identify the same underlying summons number and correction deadline described in this citation?
- Was the physical condition actually corrected, and can that correction be tied to the cited condition rather than a different job or location?
Evidence that may matter
- DOB NOW / AEU Certificate of Correction submission or approval record
- Before-and-after photographs tied to the cited condition
- Permits, inspection results, contractor receipts or professional statements supporting the correction
- Proof of applicable DOB civil-penalty payment or waiver, if required
Certificate of Correction / Commissioner Order — Summons 39149416M
CLASS - 2 · Issued May 30, 2025; hearing October 2, 2026. · Hearing status: PENDING
DOB allegation in the source extract: FAILURE TO SUBMIT CERTIFICATE OF CORRECTION FOR VIOLATION # 35667961M, FILE A CERTIFICATE OF CORRECTION
Cited provision(s): 263 — AC 28-204.4 FAIL TO COMPLY W/COMMISSIONER ORDER TO FILE CERT OF CORRECTION W/DOB
How this type of condition is typically resolved
This charge focuses on failure to complete or document the DOB correction process for an earlier summons. The practical task is usually to identify the underlying summons, confirm that its physical condition was actually corrected, and complete the current DOB Certificate of Correction requirements with the supporting proof and any applicable civil-penalty documentation.
Hearing issues to verify
- Was a Certificate of Correction already submitted or approved for the underlying summons before this charge was issued?
- Does DOB's record identify the same underlying summons number and correction deadline described in this citation?
- Was the physical condition actually corrected, and can that correction be tied to the cited condition rather than a different job or location?
Evidence that may matter
- DOB NOW / AEU Certificate of Correction submission or approval record
- Before-and-after photographs tied to the cited condition
- Permits, inspection results, contractor receipts or professional statements supporting the correction
- Proof of applicable DOB civil-penalty payment or waiver, if required
Other Building / Code Compliance — Summons 35685913R
CLASS - 1 · Issued January 27, 2026; hearing October 9, 2026. · Hearing status: PENDING
DOB allegation in the source extract: UNLAWFUL ACTS FAILURE TO COMPLY WITH AN ORDER OF THE COMMISSIONER. AS NOTED: AT TIME OF INSPECTION OBSERVED MULTIPLE PERSONS OCCUPYING CELLAR LEVEL AGAINST THE ACTIVE VACATE CELLAR THAT WAS ISSUED ON 2/18/2025.
Cited provision(s): 187 — 28-201.1 UNLAWFUL ACTS. FAILURE TO COMPLY WITH AN ORDER OF THE COMMISSIONER
How this type of condition is typically resolved
The first step is to read the inspector's narrative together with every cited code section and determine exactly what act, condition or missing filing DOB alleges. The correction and hearing strategy should then be built around that specific charge rather than a generic violation-removal checklist.
Hearing issues to verify
- Does the summons identify the correct property, respondent, date and observed condition?
- Do agency records support or contradict the inspector's description?
- Was the condition corrected, permitted or otherwise resolved before the hearing?
Evidence that may matter
- Official DOB/OATH property and summons records
- Dated photographs and videos
- Permits, approved plans and inspection results
- Contracts, receipts, professional letters or witness statements tied to the cited condition
Work Without a Permit — Summons 35685914Z
CLASS - 1 · Issued January 27, 2026; hearing October 9, 2026. · Hearing status: PENDING
DOB allegation in the source extract: WORK WITHOUT A PERMIT. AS NOTED: AT CELLAR LEVEL PARTITION WALLS MAKING MULTIPLE PRIVATE ROOMS BEING USED AS MASSAGE PARLOR. NO PERMITS ON FILE FOR WORK DONE AT CELLAR. REMEDY: OBTAIN PERMIT OR RESTORE PREMISES
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
Failure to Maintain — Summons 39127870P
CLASS - 2 · Issued October 18, 2024; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: - AT TIME OF INSPECTION OBSERVED EXPOSED ELECTRICAL WIRES AT BATHROOM 2ND STY LEVEL. WATER DAMAGED PLASTER/ SHEETROCK AT CEILING OF PUBLIC HALL STAIRS 2ND STY LEVEL., REPAIR AND/OR REPLACE
Cited provision(s): 202 — 28-301.1 FAILURE TO MAINTAIN BLDG IN CODE-COMPLIANT MANNER
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 35668048R
CLASS - 3 · Issued June 3, 2025; hearing October 16, 2026. · Hearing status: PENDING
DOB allegation in the source extract: ILLEGAL USE IN RESIDENTIAL DISTRICT 2ND FLOOR OF COMMERCIAL BUILDING IN A RESIDENTIAL DISTRICT.ILLEGAL ADULT SEXUAL ACTIVITIES IN A MANAGE PARLOR DISCOVERED AN NYPD OPERATIONS AS PER NYPD.NO USE GROUP OR ZONING
Cited provision(s): 385 — ZR 22-00 ILLEGAL USE IN 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 9 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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