Buying a House with DOB Issues

We’re looking at purchasing a house with a Stop Work Order, open job filings from 12 years ago, and 3 violations (2 DOB and one ECB). The house is a one-family and the owner tried converting the basement into an apartment.
1. can we live in the house while there’s a stop work order?
2. When trying to cure the SWO and the filings and violations, can I get my own architect and expeditor? or do I need to use the original ones that filed the jobs?
3. What would related costs be for this fix?
4. Are we crazy to even consider this house?

Thx.

fullpricepod

in General Discussion 3 years and 3 months ago

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randolph | 3 years and 3 months ago

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RUN FOR THE HILLS!!!! Renovating a house without any DOB issues is hard enough, unless you are well versed in this and/or deep pocketed this to me seems like a complete nightmare.

Guest User | 3 years and 3 months ago

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if you have the ECB violation #s you can search for them on this site: http://a820-ecbticketfinder.nyc.gov/searchHome.action? and you may be able to get a PDF of the original summons.

Guest User | 3 years and 3 months ago

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if you have the ECB violation #s you can search for them on this site: http://a820-ecbticketfinder.nyc.gov/searchHome.action? and you may be able to get a PDF of the original summons.

jimhillra | 3 years and 3 months ago

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You can usually get some of the violation info on the DOB website for that property. If it’s not listed there, you may be able to contact the ECB to get a copy of the actual violation, which will have a description of the violation. Here’s a view of a property profile where you can click to get violation info: [Screenshot](//muut.com/u/brownstoner/s1/:brownstoner:Pz6l:screenshot.jpg.jpg)

fullpricepod | 3 years and 3 months ago

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Thanks for the replies.
Is there any way to find out specifically what the violations are for other than “Work without a permit” and “Construction”?
resident2, Yes, it’s cheaper than other comparable houses. Everything we’ve seen on the market we’d want to do anew kitchen and baths so we’re entertaining this house because it is way below market.

We’re just weighing our options and seeing if it’s financially feasible to live in the house while we jump through hoops with the DOB.

resident2 | 3 years and 3 months ago

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I assume (maybe stupid to, but!) this house is listed cheaper than the typical properties available…. ? There is always a reason something is cheap. I always say, “bargains don’t come cheap” . Unless you know what you are doing and have the cash available to splash around avoid it.
The fact that you are asking here probably dictates that you will be in way over your head. And waiting for the City to make up its mind(s) what they will approve, what the fines will be etc takes Months in this day & age. Time is money!
Banks do not finance these kinds of deals for reason…. to many unknowns.

jimhillra | 3 years and 3 months ago

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1. If the house is habitable, and the violations do not include vacate orders, then you can most likely live there.
2. You can definitely get your own architect and expediter. The architect may be able to reinstate the old application and supersede the previous architect, or they may need to file a new application, and possibly sign both of them off together.
3. Costs depend upon the violations and how much work it takes to remediate them. It’s possible to file an appeal to waive the penalty fees if you’re the new owner and are working to resolve them. There’s no guarantee they’ll be waived, but it’s not a big deal to apply for the waiver, and sometimes they’ll reduce the fees even if they don’t waive them.
4. Depending upon the violations and the amount of work to fix them, it may not be that big a deal. there will be some downtime in dealing with the red tape, but if you love the house, it’s worth it, and that downtime can be used for designing and planning the work.