Stop Work order; complicated situation

Hello: I have a very complicated situation and desperately need advice. A couple of years ago I applied for an alt 1 permit from the Dob. Both my architect and contractor advised me to get the alt 2 permit first to begin construction as Alt 1 could get delayed. I received the alt 2 after a couple of months but 2 years later, I am still waiting on the alt 1\. In the meantime, I had a tenant who refused to leave the house after being evicted for refusal to pay rent. To retaliate, she called the Dob to complain of dust and debris. Despite protestations that she was already supposed to be gone, I was slapped with $3000 fine and stop work order. I could not get the stop work order removed at the time because I had begun work that was beyond the original alt 2\. 2 years later, I am still waiting for the alt 1 to be approved. At this point construction is long finished and desperately need to refinance. I need to remove the stop work order for the refi— which will require an inspection. Since construction is over and the tenant long gone there is not any issues of “danger”. But if they inspect they will see a brand new house and work well beyond the original scope of the alt 2\. I am still trying to get the plans approved, but in the meantime what can happen if I allow the DoB to inspects the premises. Everything was done to code. I am looking for constructive advice; not lectures on my mistakes. Thanks

misconformist

in Dept. of Buildings (DOB) 9 years and 2 months ago

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JorgeF | 9 years and 1 month ago

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IF after 2 years the Alt 1 was not approved that probably means 1 of 2 things. 1\. The alt 1 you want to do is not to code and will never be approved. 2\. Or alternatively you need to fire your team working on this and get someone else. I am an architect it does not take 2 years to get a job approved.

vthatcher | 9 years and 2 months ago

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Hi I am a mortgage broker and may be able to help you refinance even with the open issues. Call me on my direct line at the office: 631-468-8809 Vanessa Thatcher Atlantic Home Capital

slopefarm | 9 years and 2 months ago

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If you go with the Scott Schnall rec, best thing to do is go to his office early (say, 6:45 am). he kind of holds court. Bring copies of everything. he will hear you out for a couple of minutes and tell you whether he thinks he can do anything for you. Expect to talk fast (caffeinate, first).

eman134 | 9 years and 2 months ago

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You probably have at least a $1500 fine, and you are liable for a work without a permit violation of $5000…you will probably need to cut open all the walls for plumbing inspections once your filing is approved and filed. There is talk that self certification of plumbing will go the way of the dinosaur due to the gas explosins of the last few years

carmenf | 9 years and 2 months ago

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I actually have no idea what would happen if you get inspected to get the SWO removed and there is a ton of work that’s not on the plans. I know the SWO will NOT be removed and you’ll likely get nailed with a bunch of violations for work that’s not on the plans, however you may be able to resolve THOSE issues with PAAs, depending on how much work it actually is. You definitely need a very solid expeditor. I would imagine that you should get the Alt1 approved first, wait a while so it’s reasonable that the work was done during that time (not sure if this is necessary, but logic would dictate so,) and then file for an inspection to get the SWO removed. Once that’s removed and your plans exactly match the work that’s done (or you have PAAs in the works for them,) then you should be able to work towards final inspection and what I assume to be a new CoO. Have you not had any final inspections for plumbing/electrical/structural/etc? How did you get those inspections signed off without having an Alt1 filed? I thought those needed to be done when the walls are open?

jcarch | 9 years and 2 months ago

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I’m with carmenf…how has it been two years w/out getting the Alt1 approved? And have you actively been trying to get it approved that whole time, or has it sat dormant for a while? Even for the DOB, 2 years is a long, long time. Is there a standoff over a particular issue that’s holding you up? If there is, change the design as needed to get approval, get the SWO removed, and move on with life.

MaconStreetMan | 9 years and 2 months ago

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I would try talking to Scott Schnall. He’s an expediter and an expert at Brooklyn DOB. He’s a little difficult to communicate with, but he knows his stuff.

daveinbedstuy | 9 years and 2 months ago

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What does your architect and your contractor have to say about this? Shouldn’t it be their issue to resolve? Have you paid them in full and they’ve just walked away? You’re likely going to have to hire an expediter if the latter are of no help to you.

carmenf | 9 years and 2 months ago

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Why are you still waiting for Alt1 approval? Because of the SWO? Where is your expeditor?