NYC Building Violations Before Closing: Complete Buyer’s Checklist

You found the perfect property. The price works. The location fits your portfolio strategy. But hidden violations could turn your investment into a legal nightmare that costs you tens of thousands in fines, delays, or worse.

NYC building violations don’t disappear at closing. They transfer directly to you as the new owner, along with every fine, penalty, and compliance deadline attached to them. Class C violations can halt your occupancy plans. Unresolved DOB violations can block your financing. Open ECB violations can multiply into six-figure penalties.

Most buyers discover these problems after they own the building. By then, you’re stuck managing someone else’s compliance mess while your investment bleeds money.

Here’s what smart buyers do differently: they catch violations early, resolve them strategically, and protect their investment before signing anything. We built this checklist from hundreds of NYC property transactions to show you exactly how to do that.

What You’ll Learn in This Guide

• Pre-offer violation searches across all 10 NYC agencies that matter
• Critical violation types that can derail your closing or cost you big money
• Due diligence strategies that expose hidden compliance issues before you commit
• And much more!

Let’s break this checklist down by phase.

Run Your Pre-Offer Violation Search the Right Way

You need violation data before you make an offer. Not after. Not during contract negotiations. Before you commit a single dollar.

The Buildings Information System (BIS) shows you DOB violations, but that’s only one agency. Nine other NYC departments can issue violations that stick to your property. Missing any of them means you’re buying blind.

The NYC Agencies That Issue Property Violations

Start with these databases. Each one tracks different violation types that can impact your closing, financing, or occupancy plans.

Primary violation sources:

• DOB (Department of Buildings) – Structural violations, illegal alterations, construction permits, safety hazards
• HPD (Housing Preservation & Development) – Housing code violations, heat/hot water complaints, lead paint issues
• ECB (Environmental Control Board) – Quality of life violations, unpaid fines, and hearing schedules
• FDNY (Fire Department) – Fire safety violations, sprinkler systems, emergency exits

Secondary but critical sources:

• DEP (Environmental Protection) – Water system violations, backflow prevention, plumbing issues
• DOH (Department of Health) – Health code violations, pest control, and sanitation problems
• DOT (Transportation) – Sidewalk violations, curb cuts, street obstruction
• DSNY (Sanitation) – Waste management violations, recycling non-compliance
• DEC (Environmental Conservation) – Asbestos violations, hazardous materials, environmental hazards
• DOF (Department of Finance) – Tax liens, unpaid violation fees, assessment issues

How to Access Each Database

NYC spreads violation records across multiple platforms. You can’t get everything in one place through public portals.

• DOB NOW Public Portal gives you DOB violations and permits. Search by address or borough-block-lot (BBL). Look for active violations, resolved violations with open fees, and pending permits that might hide problems.
• HPD Violations appear through the Department of Housing Preservation & Development portal. Filter by Class A (non-hazardous), Class B (hazardous), and Class C (immediately hazardous). Class C violations can stop your occupancy cold.
• ECB Online shows Environmental Control Board violations and hearing outcomes. Check for unpaid fines that become liens. An unpaid $500 violation can balloon into thousands with interest and penalties.
• FDNY Fire Safety Portal tracks fire code violations. Buildings with active FDNY violations often can’t get certificates of occupancy or renew their insurance policies.

What to Look For in Each Search

Raw violation counts don’t tell the whole story. You need to assess what kind of violations exist and their current status.

Look for patterns. Three HPD violations in one year might indicate a neglectful seller. Ten DOB violations suggest serious structural or safety problems that need professional evaluation.

Documents You Need to Pull

Search results give you violation numbers and basic descriptions. But you need the full documentation to understand what you’re buying into.

• Pull the complete BIS report with all violations, permits, and complaints. This becomes your baseline document for due diligence. Get the Title Report early to catch any violation-related liens before they surprise you at closing.
• Request Certificates of Correction for any violations that the seller claims have been resolved. The DOB requires these for certain violation types. Without them, the violation stays open regardless of what the seller tells you.
• Grab the ECB hearing decisions for any violations that went to trial. Sometimes violations get dismissed. Sometimes they get upheld with massive fines. You need to know which happened.

Your attorney should review every document. But you need to understand what they say before you decide whether to move forward with the purchase.

These Violations Will Block Your Deal or Drain Your Budget

Not all violations carry equal weight. Some violations you can resolve quickly with minimal cost. Others will stop your closing completely or force you to absorb massive correction expenses after you take ownership.

Lenders won’t finance properties with certain violation types. Title companies won’t insure them. Your insurance carrier might refuse coverage. You need to spot these deal-breakers early so you can negotiate a resolution into the contract or walk away before you waste time and money.

Class C Violations

Class C violations represent immediate hazards that threaten life or property. The city categorizes them as “Immediately Hazardous” for good reason.

Why do they derail closings? Most lenders require all Class C violations to be fully resolved before they’ll approve your mortgage. You can’t get a certificate of occupancy with open Class C violations. Some title companies won’t close until these are cleared.

What qualifies as Class C:

• No hot water or inadequate heat in the winter months
• Hazardous electrical systems create a fire risk
• Structural instability threatening collapse
• Lead paint violations in units with children under 6
• Missing or inoperable smoke/carbon monoxide detectors
• Illegal gas piping or appliance installations

Resolution costs run from $5,000 to $50,000, depending on the violation type. A structural Class C violation might require emergency shoring, engineering reports, and expedited DOB permits. You’ll pay contractors premium rates for fast turnaround.

Illegal Conversions

Illegal conversions happen when owners create residential units without proper permits. A single-family home converted into three apartments. A commercial space has been turned into residential units. Basement apartments without certificates of occupancy.

Why do they kill deals? You inherit full liability for correcting the illegal work. Banks rarely finance properties with known illegal conversions. You might need to demolish unpermitted units, losing rental income permanently.

Common illegal conversion violations:

• SRO (Single Room Occupancy) conversions without permits
• Basement or cellar apartments below the minimum ceiling heights
• Commercial-to-residential conversions lack proper certificates
• Added units exceeding zoning-allowed density
• Occupancy beyond the certificate of occupancy limits

Correction costs vary wildly. Simple cases might cost $15,000 to legalize. Complex conversions requiring full gut renovations, new egress routes, or zoning variances can exceed $200,000. Some can’t be legalized at all, forcing you to demolish income-producing units.

Stop Work Orders

A Stop Work Order (SWO) from the DOB means all construction activity must cease immediately. The order stays in effect until you resolve the underlying violations and pay all associated penalties. Why do they matter to buyers? You can’t pull new permits while an SWO is active. Your renovation plans stop cold. Any contractor you hire faces violations for working at a property under an SWO.

What triggers Stop Work Orders:

• Construction without permits
• Work beyond permitted scope
• Dangerous construction practices
• Violations of prior DOB orders
• Unpaid ECB fines related to construction violations

Lifting an SWO requires resolving all underlying violations, paying fines that can reach $25,000 or more, and waiting for DOB inspection approval. Your timeline for renovations or conversions gets pushed back months. Carrying costs pile up while you wait.

Open ECB Violations

Environmental Control Board violations come with fines. When those fines go unpaid, they become liens on the property that survive the closing. You buy the property, you buy the debt.

Why do they impact closing? Title companies catch ECB liens during their search. Your lender might require full payment before closing. Unpaid fines accrue interest at 9% annually. A $5,000 fine from three years ago now costs you $6,350.

High-cost ECB violations:

• Illegal short-term rentals (Airbnb violations) – $1,000 to $7,500 per violation
• Construction without permits – $2,500 to $25,000
• Quality of life violations (noise, garbage) – $250 to $2,500 each
• Failure to appear at ECB hearings – Doubles the original fine
• Unpaid sidewalk violations – $300 to $10,000 depending on scope

You’re legally responsible for all unpaid ECB fines attached to the property. These become your debt the moment you close. Sellers might agree to pay them, but you need that in writing before signing your purchase contract.

B263 Infractions

A B263 infraction means someone filed a Certificate of Correction (COC) with the DOB but never actually completed the required work. The violation shows as “resolved” in some databases, but it’s not.

Why they’re dangerous: The DOB can reopen B263 violations at any time if they discover the correction work wasn’t done. You become responsible for completing the work and paying new fines. Lenders who discover B263 infractions during their review often require resolution before closing.

Your exposure: You need to verify that the correction work was actually completed. Request proof of permits, inspection sign-offs, and contractor invoices. If the work wasn’t done, you’re looking at correction costs plus potential fines for the false filing.

Unresolved DOB NOW Filings and Permits

Pending DOB NOW permits signal incomplete work. Open permits without final inspections mean the work wasn’t signed off properly. The previous owner might have abandoned the project midway through.

Why they complicate closing: Open permits can hide serious problems. Work done without final inspection might not meet code. You can’t get a new certificate of occupancy until you close out old permits. Future buyers will see the same issues when you try to sell.

Common permit problems:

• Alt-1 or Alt-2 permits for major alterations never finalized
• Plumbing or electrical permits without final inspection sign-offs
• New building permits with expired timelines
• After-hours variance permits showing ongoing violations

Closing out abandoned permits requires hiring licensed professionals to inspect the work, make any necessary corrections, and obtain DOB sign-offs. Budget $3,000 to $15,000 per permit, depending on the work scope and current code compliance issues.

Your Due Diligence Strategy Needs Professional Eyes

Public databases show you what violations exist. They don’t show you why they happened or what other problems might be lurking. Smart NYC property due diligence violations work requires you to go beyond computer searches and bring in professionals who know what to look for.

You need a multi-layer approach. Database searches catch recorded violations. Physical inspections catch unreported problems. Document verification catches discrepancies between what the seller claims and what actually happened. NYC buyers who skip this phase often discover costly surprises after the closing table.

Hire Licensed Professionals for Physical Inspections

A standard home inspection won’t cut it for New York City properties with violation histories. You need specialists who understand city building codes and can spot issues that create future violations.

Required inspection professionals:

• Licensed architect or engineer – Reviews structural violations, assesses illegal alterations, evaluates load-bearing walls
• Home inspector with NYC code expertise – Identifies code violations not yet recorded, checks mechanical systems, tests safety equipment
• Licensed electrician – Inspects electrical panels, wiring, and grounding systems, especially for properties with DOB electrical violations
• Licensed plumber – Evaluates plumbing fixtures, backflow preventers, slow drainage, and water pressure issues that trigger DEP violations

Your inspection report should specifically address any open violations. If the seller claims a violation is resolved, your inspector needs to verify that the correction work was done properly and meets current code requirements. Work with your buyer’s agent to coordinate inspection schedules and ensure all systems operate smoothly during testing.

Cross-Reference Violation Records with Physical Evidence

Sellers sometimes claim violations are “resolved” when they’re not. The DOB might show a violation as closed, but the actual problem still exists. You need to verify everything.

• Check certificates of occupancy against actual unit counts. Walk through every floor. Count apartments, bedrooms, and bathrooms. A mismatch between the certificate of occupancy and physical layout signals illegal alterations.
• Look for recently painted walls or new drywall in locations that match violation addresses. Sellers often cosmetically cover problems without fixing underlying issues. Fresh paint over a water-damaged ceiling doesn’t resolve an HPD violation for roof leaks. Check for signs of basement flooding in lower levels, especially if HPD violations mention water infiltration.
• Examine permit records against actual conditions. If the seller pulled a permit to install a new boiler, but you see an old unit, they either didn’t complete the work or the permit documents are wrong. Both scenarios create problems for you. Test major appliances to confirm they match permit documentation and meet the manufacturer’s specifications.

Your inspector should check light fixtures, light switches, and exterior doors for code compliance. Listen for unusual noises in mechanical systems that might indicate unresolved problems. Verify that any security system installations were permitted and correctly configured according to FDNY requirements.

Request Complete Seller Disclosures in Writing

New York requires sellers to disclose known material defects. Violations qualify as material defects. Get everything in writing before you sign the purchase contract.

Critical questions for sellers:

• What violations existed during your ownership period, including resolved ones?
• Did you complete all correction work yourself or hire licensed contractors?
• Do you have copies of all Certificates of Correction filed with the DOB?
• Are there any pending complaints, hearings, or appeals related to violations?
• Did you receive any notices from city agencies that didn’t result in violations?
• Have you made any structural changes or alterations without permits?

Document their answers. If they claim a violation was resolved, request proof. If they say no violations exist but your search finds them, you have grounds to renegotiate or terminate the contract. Your real estate agents should facilitate this disclosure process and ensure all responses are documented before contract signing.

Review the Full Certificate of Occupancy

The certificate of occupancy (C of O) defines legal use for the building. Any use beyond what the C of O allows creates a violation risk for you as the new owner.

• Pull the original C of O and all amendments. Compare approved occupancy against current use. A building approved for two residential units but operating as four units gives you an illegal conversion problem.
• Check occupancy classifications. “Residential” covers different subcategories. An R-2 building (apartment house) has different requirements than an R-3 building (one or two-family home). Operating under the wrong classification creates ongoing violation exposure.
• Verify maximum occupancy loads for commercial spaces. Building inspectors check occupancy during inspections. Exceeding maximum occupancy triggers FDNY violations that you’ll inherit.

Pull the Complete Title Report Early

Your title company will do a search before closing, but you need that information during your due diligence period. Waiting until the week before closing means you lose negotiating leverage. Order a preliminary title report within days of signing the purchase contract. Look for liens related to unpaid violation fines, especially ECB liens and DOB penalties.

Title red flags to catch early:

• Outstanding ECB judgments from unpaid fines
• DOB liens for unpaid civil penalties
• HPD emergency repair liens from city-performed work
• Tax liens for unpaid property taxes often accompany neglected properties with violations.
• Mechanic’s liens from contractors who weren’t paid for violation correction work

Any lien on the title needs to be resolved before or at closing. Make that the seller’s responsibility in your purchase contract. Factor these potential closing costs into your negotiations around purchase price.

Schedule Your Building Inspection NYC Purchase Around Agency Hours

Timing matters for thorough due diligence. Some inspections require you to access tenant apartments. Others need utility company representatives present. Plan your inspection schedule strategically.

• Schedule DOB records searches during business hours so you can request paper files for older violations. Digital records don’t always capture everything. Request physical permit files for any permits older than 10 years.
• Arrange utility inspections when the building is occupied and systems are running. You need to see how the boiler performs under load. You want to test plumbing when tenants are using water. Problems hide when systems sit idle.
• Plan for weather-appropriate inspections. Roof inspections need dry conditions. Heating system tests need cold weather. Foundation inspections work best when the ground isn’t frozen.

Create Your Final Walk-Through Checklist

Your pre-closing walk-through gives you a final opportunity to verify that the property’s condition matches what you negotiated. This happens days before closing day and serves as your last defense against surprises.

• Build your final walk-through checklist around violation-related items.
• Confirm agreed-upon repairs from your inspection were actually completed.
• Check that sellers removed all personal belongings and left the property in the condition specified in your contract.
• Test closet doors, windows, and all mechanical systems one final time.
• Verify the seller completed any violation correction work your contract required.
• Your listing agent and buyer’s agent should both attend to document the property’s condition and address any last-minute issues that could delay a smooth closing.

This walkthrough protects your home purchase from post-closing disputes. Document everything with photos and notes. Any deviation from the agreed condition gives you leverage to request credits or delay closing until issues are resolved. This final step in the home-buying process ensures your successful transaction and prevents violations from becoming your problem on day one.

Verify Seller Claims Through Independent Sources

Never take the seller’s word as final. Verify every claim about violation resolution, permit status, and compliance work through independent documentation. Call the DOB directly to confirm permit status. Automated systems sometimes show inaccurate information. A real person can tell you if a permit is truly closed or if paperwork is missing. Contact the issuing agency for any violations the seller claims are dismissed. Request written confirmation of dismissal. Some violations show as “resolved” in databases but actually have pending appeals or incomplete requirements.

Request contractor invoices and proof of payment for all violation correction work. Unpaid contractors can file mechanics’ liens after you close. Those liens become your problem even if you didn’t hire the contractor. For plumbing system repairs, verify that the work included proper permits and DEP sign-offs. Check that water heater replacements meet current code requirements and have valid permits on file.

If violations involve electrical work, bring an outlet tester during your inspection to verify that all electrical outlets function properly and are grounded correctly. Test ceiling fans and exhaust fans to confirm they’re wired safely and meet code specifications. Replace burned-out light bulbs during your walkthrough so you can test every fixture.

Perform a leak test on all faucets, toilets, and exposed pipes. Look for water stains on ceilings and walls that might indicate ongoing plumbing problems the seller didn’t disclose. Check that heating and cooling systems don’t short-cycle, which suggests electrical or mechanical issues needing repair.

Automate Your Cross-Agency Violation Monitoring

Searching different NYC agency portals takes hours. You check DOB NOW, then HPD, then ECB, then FDNY. Each system has a different search interface. Each database updates on a different schedule. Miss one agency and you miss violations that could cost you the deal.

We built ViolationWatch to solve this exact problem. Our platform monitors several NYC agencies from one unified dashboard. You search once and see violations in a single view from the following agencies:

• DOB
• HPD
• ECB
• FDNY
• DEP
• DEC
• DOH
• DOT
• DSNY
• DOF

Our system tracks violation status changes automatically. When a seller claims they resolved a violation, you’ll see the actual status update in your dashboard. No more checking multiple portals to verify their claims. You get instant alerts for new violations that appear during your due diligence period. Properties under contract sometimes accumulate new violations before closing. Our notification system catches them immediately, so you can renegotiate terms or request resolution before you take ownership.

The property lookup tool pulls comprehensive violation reports in seconds. Enter any NYC address, and you’ll see the complete violation history, current status, associated fines, and upcoming hearing dates. Your attorney gets the documentation they need without spending billable hours on database searches.

Our document management system organizes all violation records, certificates of correction, and DOB correspondence in one location. During due diligence, you’re juggling documents from multiple sources. We keep everything accessible so you can reference any violation detail during negotiations.

The platform works for new construction projects and existing buildings. Track violations across co op buildings, condos, and rental properties from a single dashboard. NYC real estate transactions move fast, and our automated monitoring ensures you never miss a status change that affects your deal.

Your Property Purchase Just Got a Lot Safer

You now have the framework to check violations before buying NYC property without leaving money on the table or inheriting someone else’s compliance nightmare. Database searches, professional inspections, and verification protocols give you leverage during negotiations and protection after closing.

Here’s what following this checklist delivers:

• You catch Class C violations and illegal conversions before they block your financing – lenders approve your mortgage without last-minute surprises that delay or kill the deal
• You negotiate violation corrections into your purchase contract – sellers resolve problems on their dime, or you walk away with your deposit intact
• You verify claimed resolutions through independent documentation – no more discovering “resolved” violations that were just cosmetically covered with fresh paint
• You protect your investment from hidden liens and unpaid fines – ECB judgments and DOB penalties get cleared before you take ownership
• You build a baseline compliance record from day one – future buyers see a clean violation history when you sell

Most buyers discover violation problems after they own the building. You’ll catch them before you sign anything. Your final walkthrough serves as a crucial step in confirming that the property meets all requirements from your contract. Most contracts require the property to be in the same condition as when you made your offer. Double-check that all systems remain in good condition and that your phone charger works in every outlet to verify electrical functionality throughout the building.

Running this checklist manually takes days. You’re searching different portals, scheduling multiple inspections, tracking down paper files from the DOB, and cross-referencing violation statuses that change daily. ViolationWatch consolidates that entire process into one platform that monitors all NYC agencies automatically.

You get instant alerts when violation statuses change, comprehensive reports for your attorney and inspector team, and document management that keeps every certificate and permit organized in one place. The system creates a smooth transition from due diligence through closing. Check violations across your entire portfolio or run due diligence on a single property – the system scales to whatever you need.