Department of Buildings Violation

Re: Scott Schnall

IANAL, but I have a pacer account.

He settled his case against the city for the suspension of his license. After Schnall voluntarily dismissed the 2nd and 3rd parts of his complaint, the remaining piece was that the city violated his 1st amendment rights by retaliating against him for speaking to the ny times for this article about expediters: https://www.nytimes.com/2014/12/14/realestate/renovating-dont-forget-the-expediter.html

He and the city ultimately settled without that allegation being determined at trial. The settlement states that Schnall agrees to never submit an application to the DOB or act as “Filing Representative.” In return, the city agreed to pay him $125k total, inclusive of attorney’s fees. Settlement agreement: https://imgur.com/HRDvJE1

There was some discovery that could potentially be relevant for those pursuing a civil suit against Schnall, however that is purely speculative. Examine the records for yourself or consult an attorney.

SCHNALL, P.E., v. THE CITY OF NEW YORK, DEPARTMENT OF BUILDINGS et al
Case #: 1:17-cv-02412

h ttps://www.pacermonitor.com/public/case/21218722/SCHNALL,_PE,_v_THE_CITY_OF_NEW_YORK,_DEPARTMENT_OF_BUILDINGS_et_al

atirah

in Dept. of Buildings (DOB) 6 years and 5 months ago

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decoart | 6 years and 5 months ago

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I am in the process of filing for a permit to have some work done on my recently purchased home. The contractor who filed the permit with the DOB, says I have open violations and he cannot process HIS permit without clearing up past due permits.

The violation was from 2 owners ago. Illegally occupied basement with gas stove, and shower and partition walls to create bedrooms.

The penalty imposed of $800 and was paid. Balance due is zero according to public records.

However the violation was never CLOSED. The previous owner simply paid the fines. According to my contractor I would need to file permits to demolish the shower and kitchen. And pay a fee of $6000 to the DOB/ECB to clear up the violation. That doesn’t include the actual cost of demolition.

I need a certificate of Correction. See language below from DOB’s website:

“A Certificate of Correction must be submitted to the Administrative Enforcement Unit (AEU) for all violations. A violation that is not dismissed by ECB will continue to remain ACTIVE or “open” on DOB records until acceptable proof is subm itted to the AEU, even if you have paid the penalty imposed by ECB.”

Since I never violated any laws can I argue my case with the ECB/DOB?

Is this something my lawyer was supposed to disclose to me? Does her liability insurance cover this? Had I known I owe $6000 I would have negotiated that with the seller.

I am very nervous/confused and not sure what to do next. I feel if I call my lawyer she will immediately go into Cover Your Ass mode.

Please help

Guest User | 6 years and 5 months ago

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sorry your purchasing team put you in this situation, a cursory search of the DOB’s records should have brought this outstanding violation to your attorney’s attention. i think your first step should be to call the Administrative Enforcement Unit at DOB to discuss the situation with them. (212) 393-2405

Guest User | 6 years and 5 months ago

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sorry your purchasing team put you in this situation, a cursory search of the DOB’s records should have brought this outstanding violation to your attorney’s attention. i think your first step should be to call the Administrative Enforcement Unit at DOB to discuss the situation with them. (212) 393-2405

namahs | 6 years and 5 months ago

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Surprised this did not come up during your closing process. Your closing attorney, bank mortgage, title search would have flagged this. Sorry to hear though but it will be expensive and a timely process to close up those violations. I think you are looking at least 3+ months.

Guest User | 6 years and 5 months ago

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just wanted to add, since it sounds like the violating condition wasn’t resolved, even though you didn’t do anything to cause the violation, the violating condition still remains, and DOB is looking for it to be corrected. you could try getting ECB to re-open the case based on new ownership but I’m not sure how far that would get you either.

Guest User | 6 years and 5 months ago

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just wanted to add, since it sounds like the violating condition wasn’t resolved, even though you didn’t do anything to cause the violation, the violating condition still remains, and DOB is looking for it to be corrected. you could try getting ECB to re-open the case based on new ownership but I’m not sure how far that would get you either.

decoart | 6 years and 5 months ago

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Do I have any recourse on my closing attorney? Shouldn’t their liability company cover situations of oversight like this?

decoart | 6 years and 5 months ago

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I’m hoping b/c the vioaltions were paid for but never corrected, the DOB/ECB will forgive the $6,000 fine. I’ll eat the cost on the filing for a demolition permit and hiring guys to demolish the illegal structure.

decoart | 6 years and 5 months ago

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I did some googling; NYC DOB has a form L2 on which you can file a request for waiver of civil penalty ($6000). The basis of the request is that the work was done by a previous owner and I am a bona fide purchaser who has no relationship to the prior owner. I am however on the hook to file for a Certificate of Correction, get a demolition permit, and demo the shower and stove areas (maybe the partiion walls as well). My title insurance company may have overlooked this and they may be on the hook for damages. I’m still researching. If anyone has any insight please post.

decoart | 6 years and 5 months ago

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https://www1.nyc.gov/assets/buildings/pdf/l2.pdf

decoart | 6 years and 5 months ago

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I gathered some more information on how this can be resolved with close to no cost to me. I need to file a AEU-2 to get a certificate of correction for gas stove, shower and partition walls in the basement. To fix the shower, I can knock down the shower and cap the water supply lines and drain. There is no visible gas supply line in the kitchen area.

Am I allowed to have partition walls in my basement? I’d prefer not to knock them down. Will removing the doors suffice? If need be I can open up the walls. According to the DOB I DO NOT need a permit to knock down 50 linear feet of walls. That length will allow me to remove enough wall surface to say the space is not a bedroom.

Do I need a permit (OP128) to cap the water supply lines and seal off the drains?

Once I have an approved Certificate of Correction, I can file an L2 – Request for waiver of civil penalties. The waiver will be granted on the grounds that I am a bona fide buer and the illegal work was done by a previous owner.

WRPListings | 6 years and 5 months ago

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I had something similar and my attorney did not flag it before closing. When we went back to them after, they took no responsibility whatsoever. Mine was maybe more obscure than yours and harder to see with a cursory title check, but still. I’m still bitter that the lawyers didn’t catch it and seem to think they still did their job.

decoart | 6 years and 5 months ago

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@mhw365 how did you resolved the open violation?

WRPListings | 6 years and 5 months ago

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For us it wasn’t an open violation. It was a violation that had been resolved with a self-certification. Meaning an architect signed off on it to get the violation closed. Really sneaky, and apparently sneaky enough that it even fooled the lawyers and didn’t catch anyone’s attention in the title search. Which seems kind of strange to me.

empathie00 | 6 years and 5 months ago

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I’ve written about this before but we had a very similar situation and I hate to say, but this isn’t a fun process you’re about to embark on. We tried following up with both title company and our RE attorney, both of whom should have caught the issues (in our case, both an open violation and an open electrical permit) – title co blamed RE attorney, RE attorney laughed and dared us to sue him. Literally. Maybe you’d have more luck with your person that we did, but “cover your ass” mode seems to be par for the course unfortunately. They know you’re not going to sue them so they can do whatever they want with zero accountability, and they do.

It took us 7 years and at least a half dozen inspections but we eventually got DOB (via a trip every week for several months to homeowners night) to issue a waiver saying that no life or safety conditions were involved, which allowed us to finally finish our work and get the C/O. I wish you good luck and a lot, lot, lot of patience.

yudashasom | 6 years and 5 months ago

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What is the architects name?

mozeeatupu | 6 years and 5 months ago

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>What is the architects name

Ha, no one ever names names here, no matter how useful that would be

yudashasom | 6 years and 5 months ago

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Unless it’s Gateway Plumbing or all the advertisers who also comment here. They get a pass.

WRPListings | 6 years and 5 months ago

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no-permitz, your question got me interested in this question again, so I went back on the DOB records website. I won’t name the company that did the self-cert because there’s no real point, but I will say that when I looked again, they were recently cited as having a record of misconduct by the NYS Office of Professions. This is what I found:

Action: Application for consent order granted; Penalty agreed upon: 30 month actual suspension, 30 month stayed suspension, 5 years probation, $5,000 fine.
Summary: Licensee admitted to the charge of filing eight professionally certified applications with the New York City Department of Buildings which resulted in audit failures.

Does anyone know what happens if a previous owner used a crooked self-cert engineer to sign off on a project? We haven’t been audited for this project, but it does make it hard to file with the DOB in the future unless we address this issue head on. Do we have any recourse or do we just have to have the work inspected and legitimized ourselves?