A DOB violation is an official order from the NYC Department of Buildings requiring a property owner to correct a condition that violates the Building Code, Zoning Resolution, or another applicable law.
A DOB violation is an official order from the NYC Department of Buildings requiring a property owner to correct a condition that violates the Building Code, Zoning Resolution, or another applicable law. Open violations block permits, flag your property in title searches, and can carry civil penalties that compound with interest if ignored.
Two separate things happen when the DOB issues a violation: the DOB violation (the open condition on record) and often a corresponding ECB/OATH summons (the civil fine). They must be resolved separately — correcting the condition does not automatically pay the fine, and paying the fine does not close the violation.
At a Glance
The DOB classifies violations by severity. The class determines correction urgency and fine exposure.
| Class | Severity | Correction Required | Typical Fine Range |
|---|---|---|---|
| Class 1 | Immediately Hazardous | Immediately | Up to $25,000+ |
| Class 2 | Major | Within a reasonable time | $800 – $5,000 |
| Class 3 | Lesser | Within a reasonable time | $200 – $800 |
DOB violations cover a wide range of conditions across construction, safety, and occupancy. These are the most frequently issued:
| Violation Type | Class | Description |
|---|---|---|
| Work Without a Permit | Class 1 or 2 | Construction or alteration performed without DOB approval |
| Failure to File | Class 2 | Required inspections or reports not submitted on time (boilers, elevators, facades) |
| Unsafe Structure | Class 1 | Structural deficiency posing an immediate hazard — requires emergency action |
| Illegal Occupancy | Class 1 | Building or space used in a way not permitted by the Certificate of Occupancy |
| Façade Violation | Class 1 or 2 | Failed or missing FISP inspection on buildings 6+ stories |
| Open Permits (Alt 1/Alt 2) | Class 2 | Permits that were never closed out with a final inspection or sign-off |
| Zoning Violation | Class 2 | Use or structure that doesn’t comply with the Zoning Resolution |
| Fire Safety Violation | Class 1 or 2 | Missing or non-functional required fire suppression or alarm systems |
DOB violations don’t expire. An unresolved violation from five years ago is still open today — and will surface in every title search and permit application until it’s officially closed.
| Consequence | What It Means |
|---|---|
| Permit blocks | New or renewal permits denied until open violations are resolved |
| Title search flags | Open violations appear during due diligence and can kill a sale or refinance |
| ECB fines accumulate | Corresponding OATH fines default at full penalty and accrue 9% annual interest |
| Repeat violations | Same condition re-cited generates double or triple penalties |
| DOB enforcement action | Class 1 violations can trigger stop work orders or emergency repair orders |
This is the most common source of confusion — and the most expensive mistake property owners make.
| DOB Violation | ECB / OATH Violation | |
|---|---|---|
| What it is | An open condition on the property record | A civil penalty (fine) |
| How it’s closed | Fix the condition + file Certificate of Correction | Pay the fine or contest at an OATH hearing |
| Same underlying issue? | Yes — one problem often generates both. Each must be resolved separately. | |
| Paying one closes the other? | No. Paying the ECB fine does not close the DOB violation. Fixing the condition does not eliminate the fine. | |
The process depends on the violation type, but the core steps are the same:
| Step | Action |
|---|---|
| 1 | Identify the violation type and class in DOB BIS or DOB NOW |
| 2 | Correct the underlying condition (repair, obtain permit, file missing report) |
| 3 | File a Certificate of Correction with documentation of the correction |
| 4 | Resolve any corresponding ECB/OATH fine separately (pay or contest at hearing) |
| 5 | Confirm the violation is officially closed in DOB’s system |
Important: Verify Closure in DOB’s System
Don’t assume a violation is closed because the work is done. DOB’s database doesn’t always update immediately, and a violation that appears closed in one system may still show open in another. Always confirm closure in DOB BIS or DOB NOW — especially before a sale or refinancing.
You can search open DOB violations through the NYC Department of Buildings’ online portals:
You can also use All Boro Expediter’s ECB Ticket Finder to check for associated OATH/ECB fines by address.
At All Boro Expediter, Valerie Samuel helps property owners, investors, brokers, and title companies resolve DOB violations across all five boroughs of NYC.
Services Include
Contact All Boro Expediter to get your DOB violations reviewed and find out exactly what it will take to clear them.
Search the NYC DOB BIS portal (a810-bisweb.nyc.gov) by property address or BIN number. The violations tab shows all open and closed violations by class and type. You can also check for associated ECB fines using All Boro Expediter’s free ECB Ticket Finder.
Indefinitely. DOB violations don’t expire or fall off automatically. A violation issued in 2015 is still open today unless it was formally corrected and a Certificate of Correction was filed. They will appear in every title search until they’re officially closed in DOB’s system.
Yes. Open DOB violations surface in title searches and due diligence reviews. Buyers’ attorneys and lenders routinely require them to be resolved before closing. In some cases they can be escrowed at closing, but this must be negotiated in advance — and some lenders won’t accept it.
A Certificate of Correction is the document filed with the DOB to officially notify them that the condition cited in a violation has been corrected. Without it, the violation remains open even if the physical work is done. Supporting documentation — photos, contractor records, permits — is typically required.
The DOB violation (the open condition) is closed by correcting the condition and filing a Certificate of Correction. The ECB/OATH fine associated with the same violation is a separate matter — it must be paid or contested at an OATH hearing independently. Closing the DOB violation does not eliminate the fine, and vice versa.
A DOB violation is a citation requiring correction of a condition. A Stop Work Order (SWO) is an order halting all construction activity on a site — typically issued for Class 1 (immediately hazardous) conditions or unpermitted work in progress. A Stop Work Order must be lifted before work can resume, separate from resolving the underlying violation.
For straightforward violations — missed filings, minor code issues — resolution typically takes 2 to 6 weeks once the condition is corrected and the Certificate of Correction is filed. Complex cases involving retroactive permits, failed inspections, or defaulted ECB fines take longer — often 6 to 12 weeks depending on DOB processing times and whether an OATH hearing is required.
Your Essential Cheat Sheet for Success when dealing with the NYC DOB, FDNY and other agencies.