Upcoming DOB Inspection to remove "vacate order"

Selling my house in Queens.. go into contract such a smooth transaction…until I Get a call from my attorney last week that buyers’s title company discovered a “vacate order” that was not cleared and told it’s my problem now. Previous owner (2006) was violated for an illegal cellar apartment. They hired an expediter and architect and legalized certain changes and plans were approved. They removed cellar shower, removed oven/gas line capped, and sink in kitchen removed. DOB told me previous owner never had final inspection and the “final inspection” is all I need done as plans were already signed off on back in 2007.

I moved in late 2007 and update cellar with new sheetrock, floors, new 1/2 bath (no shower) add cabinets for storage but with no sink, I don’t have shower and I don’t have kitchen (Although it could look like a kitchen area without a stove or a sink) but I have a refrigerator and some cabinets, and I added a small pantry closet.

If DOB does not pass me my sale is in jeopardy. Any thoughts on how hard DOB is gonna come at me. Again, no shower but there is a 1/2 bath with a toilet and sink which is in the approved plans, 2 sinks per approved plans, will they get me for the refrigerator or the small pantry closet? Do the approved plans have to match exactly in other words are they measuring? or just generally making sure that things are good?

Also filed claim with Title insurance (Fidelity Title) denied immediately they say DOB violations not covered and provided or informational purposes only and not part of the “public record” per their definition.

Thanks in advance guys..

jstewart

in Dept. of Buildings (DOB) 12 years ago

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hebron76 | 11 years and 11 months ago

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I am facing a similar situation — how long did it take for the vacate order to be removed after the inspection?

jstewart | 11 years and 11 months ago

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I just wanted to update. I removed the fridge and couch from cellar. Inspector came was pretty calm about everything and passed without issue. Vacate Order was removed. Note to home owners: What I learned from hanging out at DOB for 3 days for several hours-They treat homeowners much better than expediters and people in the business. Go it alone and save the $ if you have the days it will get done faster.

jstewart | 12 years ago

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Why would I hire another architect to re-do plans that were already approved by DOB? Makes no sense unless I’m missing something? I will take the fridge out and hope for the best I guess. Let you know.

so_architecture | 12 years ago

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The DOB does not measure, they are looking general compliance with the approved plans. If the plumbing fixtures are not located on the same wall, that may be an issue. Also, if the previous plumber did not have the ‘plumbing rough’ inspected, that could be a major issue.   As far as the refigerator is concerned, the DOB allows it, but you may need to request permission because it is accessory to the main kitchen on another floor.

zampano | 12 years ago

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If the cellar does not look like the approved plans, you will not be approved. You need to hire an architect to get new plans approved before your inspection. If the inspector comes and sees a complete mismatch, you might get hit with a violation for doing work without a permit

refinancetoolbox | 12 years ago

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I guess, DoB is not gonna be that strict u think, dont worry,,